HomeMy WebLinkAbout75B - 419 EAST FIRST STREET
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
MAY 2, 2005
<<
TITLE:
PUBLIC HEARING - APPEAL NO. 2005-02
(VARIANCE NO. 2004-18) TO REDUCE
THE REQUIRED ON-SITE PARKING FOR
FAMSA AT 419 EAST FIRST STREET -
REGENCY CENTERS, APPLICANT
f2Aa~
CITY MANAGER
APPROVED
o As Recommended
o As Amended
o Ordinance on 1 sl Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
--
FILE NUMBER
RECOMMENDED ACTION
1. Deny Appeal No. 2005-02.
2. Adopt a resolution denying Variance No. 2004-18.
PLANNING COMMISSION ACTION
On February 28, 2005, the Planning Commission denied Variance No. 2004-18
by a vote of 7:0 to reduce the required on-site parking for the expansion
of FAMSA Department Store located in the General Commercial (C2) and
Arterial Commercial (C5) zoning districts at 419 East First Street
(Exhibit A) .
DISCUSSION
On February 14, 2005, the Planning Commission held a public hearing and
received public testimony on the variance request. Concerns with the
general lack of maintenance of the center, which included trash
accumulation on the site, buildings in need of repainting, and
substandard and missing landscape material were raised. In addition, the
Commission noted that the recommended conditions of approval included the
correction of several items that were code violations, such as the
removal of an illegal sign, the repair of paving and the re-striping of
the parking lot. Finally, the Commission observed that the center's
design restricted customers' access to all parking areas; a design
limitation was not taken into consideration in the shared parking
analysis. The Commission noted that while the rear employee parking lot
may be underutilized as described in the parking study, the customer
parking area in the front of the commercial center was severely impacted,
as confirmed by the applicant.
758-1
Appeal No. 2005-02
(Variance No. 2004-18)
May 2, 2005
Page 2
The Commission expressed serious reservations about the expansion of the
center since the applicant was unable to maintain the center in good
repair and lacked control of the parking lot by allowing other the use of
the lot. As a result, the Commission concluded that the proposed
building expansion would exacerbate the existing lack of parking and
voted to deny the variance request.
Subsequently, an appeal application was filed by Regency Centers on March
9, 2005 (Exhibit B). A notice of violation to correct illegal conditions
on the center was issued on March 14, 2005 (Exhibit C) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
st!it:-!~~ng
Executive Director
Planning & Building Agency
LL:rb
11\reports\PC&ZA\va04-18.cc-appeal
758-2
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION MEETING DATE:
FEBRUARY 28, 2005
PLANNING COMMISSION SECRETARY
TITLE:
FILED BY REGENCY CENTERS FOR VARIANCE
NO. 2004-18 TO REDUCE THE REQUIRED
ON-SITE PARKING FOR FAMSA AT 419 EAST
FIRST STREET
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Lucy Linnaus
4ft ~?c~ ~irector
~nning Manager
RECOMMENDED ACTION
Deny Variance No. 2004-18.
DISCUSSION
Request of Applicant
Regency Centers is requesting a variance from the Santa Ana Municipal Code
(SAMC) to reduce the required number of on-site parking stalls for the
proposed expansion of FAMSA, a retail establishment located in the Santa
Ana Downtown Plaza at 419 East First Street.
Property Description
The project site is an existing 100,305 square foot multi-tenant
commercial center. The center is an 8.27 acre, rectangular shaped parcel
of land that has street frontage on First, Spurgeon and Third Streets.
The center consists of six attached buildings in an L configuration that
face First and Spurgeon Streets, and two freestanding restaurant buildings
adjacent to First Street. The site is fully landscaped and has 509 on-
site parking spaces in two non-integrated parking areas. The parking area
on the front of the lot, facing First Street, serves the center's
customers as all buildings have their primary entrances oriented towards
this parking area. The parking at the rear of the lot, facing Third
Street, serves employees since the loading area, trash enclosures and
secondary entrances are located at the rear of the building.
EXHIBIT A
758-3
Variance No. 2004-18
February 28, 2005
Page 2
The zoning designation for the site is General Commercial (C2)
Third Street and Arterial Commercial (C5) facing First Street.
General Plan land use designation is General Commercial (GC) with a
area ratio of 0.5.
facing
The
floor
Surrounding land uses include retail uses to the
family residential and commercial uses to the
residential uses to the north (Exhibits 1 and 2) .
west and south; single-
east; and multi-family
Project Description
The applicant is proposing to construct a 3,881 square foot, single
story addition to the rear of a 23,373 square foot attached building
within the 100,305 square foot Santa Ana Downtown Plaza. The building
is currently occupied by FAMSA, an international department store that
sells furniture, appliances, electronics and gift items. The existing
Floor Area Ratio (FAR) for the center is 0.28. With the addition, the
FAR will be 0.29 (Exhibits 3, 4 and 5). The applicant also proposed to
re-stripe the existing parking lot, replace deteriorated or missing
landscaping and remove an illegal monument sign.
Architecturally, the applicant proposes an addition that will match
elements of the existing building, including the height, exterior finish
and decorative tile detailing.
Analysis of the Issues
The Santa Ana Downtown Plaza, built in 1986, is a mixed-use center that
includes several restaurants, medical offices and a variety of retail and
service uses. At the time of construction, the center complied with the
applicable development standards and exceeded the number of parking spaces
required. Due to the City's periodic amendment of its code, the center is
non-conforming as it no longer complies with the current parking,
setbacks, landscape and sign standards.
The Santa Ana Municipal Code (SAMC) allows the expansion of non-
conforming buildings when the total floor area of the proposed expansion
does not exceed 10 percent of the existing building. Since the proposed
addition is 3.9 percent of the existing building area, it is within the
allowance for expansion of a non-conforming building. In the case of
rehabilitation or expansion of a non-conforming building of less
758-4
Variance No. 2004-18
February 28, 2005
Page 3
than 10 percent, the code requires that signage on the building and the
site must be brought into conformity, that landscape be improved to bring
the site closer into compliance with current landscape requirements, and
that parking be provided for the building addition at the current parking
rate.
Based on a site visit and review of City permits, it was determined that
the building wall signs for the tenant comply with current code. However,
an illegal monument sign on the site was noted, which the applicant is
required to remove and will remove prior to the issuance of any building
permit. In addition, the applicant will replace all missing plant
material and repair all irrigation systems on the existing landscape
planters as noted on the site plan to bring the site closer into
compliance with the current standards.
The proposed addition will occur on an existing parking area between the
retail building and Third Street, displacing a total of 24 parking
stalls. Using current standards, the proposed addition would require an
additional 19 parking stalls. Including the number of stalls displaced
by the expansion, a total of 43 parking stalls would be needed. The
applicant proposes to reconfigure the rear parking area to create 20 new
parking stalls. Therefore, under the current standards, the net parking
deficiency generated by the proposed proj ect will be 23 stalls. The
center, which has legal non-conforming parking of 509 on-site parking
spaces, will be reduced to 505 parking spaces after the proposed
addition.
The applicant cannot comply with the requirement to meet current parking
standards and is requesting a variance for a reduction in required parking
stalls. The table below summarizes and compares the existing and proposed
parking conditions for the center.
Santa Ana Downtown Plaza
Parking Analysis
Required Parking Provided Deficiency
Per Code Parking (Percent)
Proposed 587 505 14.1
Existing 568 509 10.3
Net Change 23 -4 3.8
758-5
Variance No. 2004-18
February 28, 2005
Page 4
In order to analyze whether or not the existing parking count would be
adequate to support the proposed expansion, a parking analysis was
prepared by Linscott, Law & Greenspan Engineers, a traffic engineering
firm, for the proj ect. The Shared Parking Analysis for the Downtown
Santa Ana Plaza provides an analysis of the parking demand based on the
different acti vi ty patterns and uses wi thin the center. The study
reviews the City's parking requirement for mixed-use centers and
proposes an alternative parking requirement based on the actual parking
usage observed. Two methodologies were used while conducting the
parking analysis. The first methodology used was based on the Urban
Land Institute's (ULI) shared parking concept. The second method
analyzed parking lot usage based on actual counts for the existing land
uses, then compared this with what would be required for the building
and proposed addition based on the city's code requirement. The study
using the Urban Land Institute's (ULI) shared parking methodology
concluded that there was insufficient on-site parking available to serve
the proposed FAMSA expansion. However, the actual parking lot count for
the existing center concluded that sufficient parking was provided to
meet the peak parking demands of the shopping center (Exhibit 6). The
study found that during times of peak use, the existing parking supply
was parked at only 59 percent of the available capacity. Therefore, it
concluded that the proposed 505 parking stalls available at the shopping
center will be sufficient to accommodate future parking demand, since
the peak parking demand of the center with the addition is forecasted at
352 spaces, providing a parking surplus of 153 spaces.
The Planning Commission held a public hearing on February 14, 2005 and
received public testimony on the variance request. Concerns about the
general lack of maintenance of the center, which included trash
accumulation on the site, buildings in need of paint, and substandard
and missing landscape material, were raised. In addition, the
Commission noted that the recommended conditions of approval included
the correction of several items that were code violations, such as
removal of an illegal sign and the repair of paving and re-striping of
the parking lot. The Commission expressed serious reservations about
the expansion of the center since the applicant was unable to maintain
the center in good repair. Finally, the Commission observed that the
center had non-integrated parking, which restricted the customers'
access to all parking areas by design. This particular design
limitation was not taken into consideration in the shared parking
analysis. Therefore, it concluded that while the rear employee parking
lot may be underutilized as described in the parking study, the customer
758-6
Variance No. 2004-18
February 281 2005
Page 5
parking area in the front of the
The Commission concluded that
exacerbate the existing lack of
request.
commercial center was severely impacted.
the proposed building expansion would
parking and voted to deny the variance
Based upon the concerns raised at the public hearing and the project/s
lack of compatibility with the City/s General Plan goal to promote
development which enhances the quality of lifel staff recommends denial
of Variance No. 2004-18 (Exhibit 7).
CEQA Compliance
In accordance with the California Environmental
recommended action is not considered a CEQA
environmental documentation is required.
Quality Act (CEQA) 1 the
proj ect . Therefore no
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February 9, 2005
Mr. Enrique Legaspi, Vice President
Regency Centers
555 South Flower Street, Suite 3500
Los Angeles, CA 90071
LLG Reference No. 2.04.2591.1
Subject:
Updated Shared Parking Analysis for the Proposed Famsa
Expansion Project at Santa Ana Downtown Plaza
Santa Ana, California
Dear Mr. Legaspi:
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this
Shared Parking Analysis for the proposed Famsa Expansion project, located within
Santa Ana Downtown Plaza in the City of Santa Ana, California.
Santa Ana Downtown Plaza is an existing mixed-use center, currently occupied with
a variety of retail, restaurant, and office uses. Famsa, an existing furniture and
appliance retail store, will be expanded by 3,881 SF for an overall building size of
27,256 SF. At completion of the proposed expansion project, a total on-site parking
supply of 505 spaces will be provided.
This report evaluates the parking demands of the existing and proposed land uses at
Santa Ana Downtown Plaza. The parking analysis evaluates the project's parking
requirements based on current City of Santa Ana zoning codes, the methodology
outlined in Urban Land Institute's (ULI) Shared Parking guidelines, and existing
parking surveys.
Briefly, Santa Ana Downtown Plaza is forecast to have a parking deficiency based on a
parking analysis per City parking codes and ULI's theoretical shared parking
methodology. However, these methodologies do not necessarily reflect actual and
realistic parking conditions at Santa Ana Downtown Plaza.
As such, a shared analysis based on actual parking surveys at the project site was
prepared and indicates that the proposed Famsa expansion project will not adversely
impact the parking conditions at Santa Ana Downtown Plaza. The proposed on-site
parking supply of 505 spaces is forecast to adequately accommodate future parking
demands on both a weekday and weekend day.
Our method of analysis, findings, and recommendations are detailed in the following
sections of this report.
VA 04-18
~~~
Engineers 8. Planners
Traffic
Transportation
Parking
Unscott, Law 8.
Greenspan. Engineers
1580 Corporate Drive
Suite 122
Costa Mesa, CA 92626
714.641.1587 T
714,641.0139 F
www.llgengineers.com
Pasadena
Costa Mesa
San Diego
Las Vegas
Philip M. Linscott, PE 11924-20001
Jack M. Greenspan, PE
William A. law, PE (Rot I
Paul W. Wilkinson, PE
John P. Keating, PE
David S. Shender, PE
John A. Boarman, PE
Clare M. look-Jaeger, PE
Richard E. Barretto, PE
An LG2WB Company Foundad 1966
Mr. Enrique Legaspi
February 9, 2005
Page 2
PROJECT LOCATION AND DESCRIPTION
Santa Ana Downtown Plaza is located at 421 East First Street in the City of Santa
Ana, California. The project site is bound by East First Street to the south, Spurgeon
Street to the west, Third Street to the north, and the terminus of Second Street to the
east.
Figure 1, located at the rear of this letter report, presents a Vicinity Map, which
illustrates the general location of the project and depicts the surrounding street
system.
Table 1, located at the rear of this letter report following the Figures, presents the
existing and proposed development totals for Santa Ana Downtown Plaza. Table 1
also summarizes the hours of operation for all existing and proposed land uses. As
shown in Table 1, the 102,046 SF existing mixed-use center includes Food 4 Less,
Famsa, McDonald's, Taco Bell, and a variety of retail, restaurant, and office uses.
Please note that of the 102,046 SF that exists, 101,071 SF is currently occupied (a 975
SF suite designated for retail use is vacant).
Famsa proposes to expand by 3,881 SF for an overall total building size of27,256 SF.
With all other existing uses remaining the same, the mixed-use center will have a
total building size of 105,927 SF.
Figure 2 presents the proposed site plan for Santa Ana Downtown Plaza, which
illustrates the proposed Famsa expansion. Review of this site plan indicates that at
the completion of the proposed Famsa expansion, the project site will provide a total
of 505 parking spaces via an on-site surface parking lot.
Vehicular access to Santa Ana Downtown Plaza is provided via two driveways on
First Street (i.e., one signalized, one unsignalized), one unsignalized driveway on
Spurgeon Street, and three unsignalized driveways on Third Street. Please note that
all project driveways provide full access (i.e., left-turns in and out, as well as right-
turns in and out).
P ARKlNG SUPPLY-DEMAND ANALYSIS
This parking analysis for the Famsa expansion project involves determining the
expected parking needs, based on the size and type of proposed development
components, versus the proposed parking supply.
In general, there are two methods that can be used to estimate the site's peak parking
demands. These methods include:
1\. -\250i}".21)42591\Report\259i Fam:w. Expamion 'hared Parking l\nalysls 02-{I9-o1cSB..,-e 14
Mr. Enrique Legaspi
February 9, 2005
Page 3
1. application of City code requirements (which typically treat each use in the
mixed-use center as a "stand alone" use at maximum demand); and
2. application of shared parking usage patterns by time-of-day (which recognizes
that the parking demand for each land use component varies by time of day,
day of week, and/or month of year).
The shared parking methodology is certainly applicable to Santa Ana Downtown
Plaza, as the individual land uses (i.e., retail, restaurant, and office uses) experience
peak demands at different times ofthe day.
PARKING CODE REQUIREMENTS
To determine the number of parking spaces required to support the parking needs of the
existing and proposed uses at Santa Ana Downtown Plaza, parking demand was first
calculated using the City of Santa Ana Zoning Code. As mentioned previously, City
parking code requirements typically treat each individual use in the commercial center
as a "stand alone" use at maximum demand, as opposed to an integrated part of the
commercial center.
The City of Santa Ana specifies a parking ratio of 5 spaces per 1,000 SF of
retail/commercial uses, 6 spaces per 1,000 SF for medical office uses, and 10 spaces
per 1,000 SF for restaurant uses.
Table 2 summarizes the parking requirements for the existing and proposed uses at
Santa Ana Downtown Plaza using the above parking code ratios. As shown, direct
application of City parking ratios to the proposed development plan results in a total
parking requirement of 596 parking spaces.
With a proposed on-site parking supply of 505 parking spaces, a theoretical parking
deficiency of 91 spaces is forecast. However, as previously mentioned, there is an
opportunity to share parking spaces based on the utilization profile of each land use
component. The following section calculates the parking requirements of the proposed
project based on the shared parking methodology approach.
THEORETICAL SHARED PARKING ANALYSIS
In order to better forecast the future parking demand for Santa Ana Downtown Plaza,
a theoretical shared parking analysis was prepared. Due to the unique characteristics
of the project's mixed-use development, opportunities for shared parking can be
expected.
N \25(Jj),-2(4~5(n\Report\2591 Fam:ia Expan:--ion Shared Parking Anahs.is 02-09-o7c5Bm 1 5
Mr. Enrique Legaspi
February 9, 2005
Page 4
The objective of this shared parking analysis is to forecast the peak parking
requirements for the project based on the combined demand patterns of different land
uses at the site. Experience indicates that combining different land uses whose
parking demands peak at different times (of the day or week) generally result in a
parking demand that is significantly lower than the summation of individual peak
demand factors or City parking code requirement for each use.
According to the ULI's Shared Parking publication, shared parking is defined as
parking space that can be used to serve two or more individual land uses without
conflict or encroachment. Given that restaurant/food uses have peak periods
(afternoons and evenings) that differ from retail uses (early afternoons), it is
appropriate to utilize the shared parking concept to forecast the overall parking
demand for the site.
The ULI Shared Parking publication provides hourly parking accumulation rates for
retail, restaurant, and office uses, expressed as a percentage of the peak demand for
the day. For retail uses, peak demand occurs between 12:00-2:00 PM on weekdays
and between 2:00-4:00 PM on Saturdays. The hourly factors shown for retail uses are
taken directly from ULI. The retail demand profile was applied to retail uses, as well
as the Farnsa furniture and appliance retail store.
According to the UII Shared Parking publication, restaurant uses are shown to
experience peak demands between 7:00-10:00 PM for both weekday and Saturday.
The restaurant demand profile was applied to all of the restaurant land uses (i.e., fast-
food and dine-in restaurants).
For office uses, peak demand occurs between 10:00 AM-12:00 PM on weekdays and
is minimal on Saturdays. However, given that some business offices may potentially
be fully operational on the weekends, the weekday general office parking utilization
profile was applied to the weekend business office use. The office parking demand
profile was applied to medical office uses.
Tables 3 and 4 present the Weekday and Weekend Shared Parking Analysis for the
proposed project, respectively. The weekday and weekend shared parking demand
analyses are based on the ULI shared parking methodology. City parking ratios, as
presented in Table 2, were utilized to calculate the base peak parking demand to
which the hourly factors were applied. As shown in Tables 3 and 4, the hourly
variation in total parking demand for a weekday and weekend day is identified. Only
a few hours of each day are shown to experience peak demand levels.
For a typical weekday, the peak parking demand is forecast to occur at 1 :00 PM with
a demand of 533 spaces (Table 3). With an on-site parking supply of 505 spaces, the
project site is forecast to have a parking deficiency of 28 spaces.
'N \25(11)"21)4:'591\Uepon\2591 bm~::t ExpamlOn Shared Parking ,'\nalysis. o~-o9-o1c58 '61 6
Mr. Enrique Legaspi
February 9, 2005
Page 5
For a weekend day, Santa Ana Downtown Plaza is forecast to experience a peak
parking demand at 2:00 PM with a demand of 525 spaces (Table 4). With an on-site
parking supply of 505 spaces, the project site is forecast to have a parking deficiency
of 20 spaces.
Based on the theoretical shared parking analysis, Santa Ana Downtown Plaza will
have parking deficiencies at 1 :00 PM and 7:00 PM on a weekday, and 2:00 PM and
3:00 PM on a weekend day. It should be noted that these parking deficiencies are
based on generic parking utilization profiles not specific to the project site. As shown
in Table 1, a few of the existing tenants close at or prior to 7 :00 PM on a weekday or
are closed on Saturday and/or Sunday. As such, the theoretical shared parking
demand forecast for a typical weekday and weekend day may be too conservative and
not representative of actual conditions at the Santa Ana Downtown Plaza.
Therefore, an additional shared parking analysis for Santa Ana Downtown Plaza was
prepared based on actual parking surveys at the project site to determine realistic
parking demands. The findings of this analysis are presented in the following
sections of this report.
PARKING SURVEYS
To determine the current parking demand characteristics of the existing uses at Santa
Ana Downtown Plaza, parking surveys were conducted by Transportation Studies,
Inc. (TSI) on a "typical" weekday and weekend. The parking surveys, which were
performed at one-hour intervals between 8:00 AM and 10:00 PM and consisted of
counting the number of parked vehicles within the on-site surface lot, were conducted
on Thursday, August 26,2004 and Saturday, August 28, 2004.
Please note that only one suite (designated for retail use) was vacant on the days that the
parking surveys were conducted. However, all of the current tenants were in full
operation on these same days.
The results of both weekday and weekend parking surveys are summarized in Table
5. This table presents the parking demands at the study site for each hour of the count
day and the corresponding percent utilization. As shown in Table 5, the project site
experienced a peak parking demand of 255 spaces (50% utilization) at 12:00 PM on
the weekday. During a weekend day, the project site experienced a peak parking
demand of298 spaces (59% utilization) at 2:00 PM.
1>0 \2)("),2'H~5"J\Rep0n\~59] bm" Expan,ion Shared Parking "naly'" 0:-09-0156 ~ 7
Mr. Enrique Legaspi
February 9, 2005
Page 6
Please note that based on general traffic engineering principles, a parking utilization
of 90% or greater is considered the threshold at which drivers begin to experience
difficulties in finding a place to park. As presented in Table 5, the project site
experienced parking demands significantly less than 90% of the parking supply
throughout the two survey days.
Appendix A contains the detailed parking survey data count sheets.
SHARED PARKING ANALYSIS (BASED ON PARKING SURVEYS)
In order to accurately forecast the future parking demand for the Santa Ana
Downtown Plaza project and validate the theoretical shared parking analysis, the
shared parking methodology was utilized in combination with the actual on-site
parking surveys.
Tables 6 and 7 present the Weekday and Weekend Shared Parking Analysis that
includes data obtained from the parking surveys. As shown in these two tables, the
existing parking surveys are presented in column 1.
Please note that a ten percent (10%) contingency factor was applied to the existing
parking survey data to allow for daily variations and/or fluctuations in existing
parking demand and to allow for future potential changes in the existing tenants. This
contingency factor is presented in the second column of Tables 6 and 7.
The third column of Tables 6 and 7 present the shared parking demands of the
currently vacant 975 SF suite that is designated for retail use.
The fourth column of Tables 6 and 7 present the forecast hourly parking demands of
the proposed Famsa expansion project based on City parking codes and ULI's shared
parking utilization profiles for a furniture store.
As shown in Table 6, the weekday peak parking demand is forecast to occur during
the 12:00 PM with a demand of 303 spaces. With a parking supply of 505 spaces, a
parking surplus of 202 spaces is forecast during the center's peak parking demand
time period.
As shown in Table 7, the project site is forecast to experience a weekend peak
parking demand at 2:00 PM with 352 spaces. With a parking supply of 505 spaces,
the site is forecast to provide a parking surplus of 153 spaces.
"".2)nly..zI)..c591"'Rl"pOll\~59i FamsJ Expamion Share.d Parking .\nalYSIS02~(}9-0T5St618
Mr. Emique Legaspi
February 9, 2005
Page 7
Given the results of the shared parking analysis based on actual parking surveys, the
on-site parking supply will be sufficient to accommodate the proposed Famsa
expansion project on both the weekday and weekend day.
SUMMARY OF FINDINGS AND CONCLUSIONS
1. Santa Ana Downtown Plaza is an existing 102,046 SF mixed-use development,
consisting of a variety of retail, office, and restaurant uses. Famsa, a furniture
and appliance retail store, proposes to expand by 3,881 SF for overall building
size of 27,256 SF. With this expansion project, Santa Ana Downtown Plaza
will have a total building area of 105,927 SF.
2. The project site proposes to provide a total on-site parking supply of 505
spaces.
3. Direct application of City parking codes to the existing and proposed uses at
Santa Ana Downtown Plaza results in a total parking requirement of 596 parking
spaces. With an on-site parking supply of 505 spaces, a parking deficiency of 91
spaces is anticipated.
4. The Theoretical Shared Parking Analysis indicates that Santa Ana Downtown
Plaza will have a parking deficiency for a couple of hours on a typical weekday
and weekend day. However, this theoretical analysis is not representative of
actual conditions at the project site and may be too conservative.
5. Existing parking surveys at the Santa Ana Downtown Plaza indicates that a peak
parking demand of 255 spaces were experienced on a recent weekday.
Similarly, a peak weekend parking demand of 298 spaces was experienced on a
recent weekend day. These parking demands reflected a parking utilization of
50% and 59%, respectively.
6. The Shared Parking analysis based on actual parking surveys indicate that the
proposed Famsa expansion project will not adversely impact the parking
conditions at the Santa Ana Downtown Plaza. The proposed on-site parking
supply of 505 spaces is forecast to adequately accommodate future parking
demands on both a weekday and weekend day.
*
*
*
*
*
*
*
*
*
*
*
*
1--; \250tY'2l)42591\Repon\2591 Fam~ Expansion \hared I>arking '\nalysl'\ 02~(l9-0515B1@1 9
Mr. Enrique Legaspi
February 9, 2005
Page 8
We appreciate the opportunity to prepare this analysis for you and the City of Santa
Ana. Should you have any questions or need additional assistance, please do not
hesitate to call me at (714) 641-1587.
Very truly yours,
LINSCOTT, LAW & GREENSPAN, ENGINEERS
for
Christopher H. Nguyen, P.E.
Transportation Engineer III
cc: File
N \251)1),'21)4~S91\nerort\2591 Fam-.a Expan~ion Shared Parking :\nalysi\ o2-r~-uT 58~ 0
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TABLE 1
EXISTING AND PROPOSED DEVELOPMENT TABULATION [1)
Famsa Expansion, Santa Ana
Retail Uses:
I. Hip Hop Zone Mon-Sun (IOAM-8PM) 1,170 SF 1,170 SF o SF
2_ Maria's Clothing Mon-Sun (I OAM-9PM) 2,250 SF 2,250 SF o SF
3_ Don Roberto Jewelry Mon-Sun (9AM-9PM) 1,125 SF \,125 SF o SF
4_ Payless Shoesource Mon-Fri (9AM-9PM); 3,000 SF 3,000 SF o SF
Sat (9AM-8PM); Sun (I OAM-7PM)
5. Latin Music Warehouse Mon-Sun (10AM-7PM) 1969 SF I ,969 SF o SF
6, Cleaners Mon-Sun (9AM-6PM) 1,300 SF 1,300 SF o SF
7_ Angeles Vision Center Mon-Fri (9:30AM-5PM) 1,300 SF 1,300 SF o SF
8. Wateria Mon-Sun (IOAM-8PM) 1,170 SF 1,170 SF o SF
9, Grace's Flowers Mon-Fri (9AM-9PM); 900 SF 900 SF o SF
Sat-Sun (I OAM-9PM)
10, Ord Lifestyle Mon-Thur (IOAM-8PM); Fri (lOAM-7:30PM); 1,200 SF 1,200 SF o SF
Sat (IOAM-8PM); Sun (1IAM-7PM)
II. Checks Cashed Mon-Sun (9AM-7PM) 910 SF 910 SF o SF
12, Sports Plus Mon-Sun (1O:30AM-8:30PM) 3,500 SF 3,500 SF o SF
13. Food-4-Less Mon-Sun (6AM-12AM) 37,972 SF 37,972 SF o SF
14. One Hour Photo Mon-Sun (I OAM-7PM) 975 SF 975 SF o SF
15, Vacant N/A 975 SF 975 SF o SF
16, Salon Belleza Mon-Fri (IOAM-8PM); 975 SF 975 SF o SF
Sat-Sun (9AM-8PM)
17, Una Nails Mon-Sun (lOAM-8PM) 975 SF 975 SF o SF
18_ Household Finance Mon-Fri (8:30AM-5:30PM); 2,667 SF 2,667 SF o SF
Sat (I OAM-7PM)
Retail Subtotal 64,333 SF 64,333 SF o SF
755,.23
TABLE 1 (continued)
EXISTING AND PROPOSED DEVELOPMENT TABULATION [I}
Famsa Expansion, Santa Ana
Retail Furniture Uses:
19. Famsa Mon-Sun (I OAM-8PM) 23,375 SF 27,256 SF +3,881 SF
Retail Furniture Subtotal 23,375 SF 27,256 SF +3,881 SF
Medical Office Uses:
20. Dr. Rinaldo Gonzales Mon-Fri (IOAM-IPM; 2:30PM-7PM) 1,300 SF 1,300 SF o SF
Business Office Subtotal 1,300 SF 1,300 SF o SF
Restaurant Uses:
21. Panaderia, Mon-Sun (7AM-IOPM) 2,600 SF 2,600 SF o SF
Ensenada Y Restaurant
22, Little Caesars Mon- Thur (II AM-I OPM); 1,300 SF 1,300 SF o SF
Fri-Sat (I lAM-I I PM); Sun (IIAM-IOPM)
23. Golden Gate Mon- Thur (J I :30AM-8PM); 9 JO SF 910 SF o SF
Chinese Food Fri-Sat (II :30AM-9PM); Sun (II :30AM-8PM)
24. Donut Inn 24 hours daily o SF o SF o SF
(part of Food-4-Less)
25. McDonald's Mon-Sun (6AM-IIPM) 4,800 SF 4,800 SF o SF
26, lugos Acapulco Mon-Sun (7 AM-9PM) 900 SF 900 SF o SF
27, Taco Bell Mon- Thur (8AM-1 OPM); 2,528 SF 2,528 SF o SF
Fri-Sat (8AM-12AM); Sun (8AM-JOPM)
Restaurant Subtotal 13,038 SF 13,038 SF o SF
n:\2500\2042591\lables\2591 Table 1 Development Summary. xis
75BT24
TABLE 2
CITY CODE PARKING REQUIREMENT
Famsa Expansion, Santa Ana
Retail Uses 64,333 SF 5 per 1,000 SF 322
Retail/Fumiture 27,256 SF 5 per 1,000 SF 136
Medical Office Uses 1,300 SF 6 per 1,000 SF 8
Restaurant Uses 13,038 SF 10 per 1,000 SF 130
Notes:
[1] Source: City of Santa Ana Off-Street Parking Requirements, Section 41 - 1 300 through Section 41-1420.
n:\2500\2042591\Tables\Table 2 City Parking Code Requirements.xls
758,.25
TABLE 3
WEEKDAY THEORETICAL SHARED PARKING ANALYSIS 11]
Famsa Expansion, Santa Ana
......................................................,...,........ . ................ ... .... ,-.. ................'.................................... ..............................................
~m;f!:~~;:;:p(:~~~~...... ..........~t..l~.~....is..~.r.~~ij..~...~",.....,.,I..."......",...'.. .".:,',...:.......~....s..'......u.....~..:...l..,....,.....,m,.~..................o.............;......~.,,..,:,..."......:...["........,.$f:.~,........"..,',....",.tI".",;".:",.".O"."...'l.it.,:.....'...o:..SF:'...:,:.'.,..:,::"..:."..,........,.'.......,.....
[.....,....,....."'.......L...:................~......~.;......:..,......,.,................,......,..,..,.,...=..::...........................,.,:...:,.,..,....,. ...,.........b....:....~.:..:.........:.....~.......L.:...'....,.,.........,'...,...'...,........:.,...:,..,:.........,I.:.,.~.:.........~....I.....,......:..I..
"""'''~~ ..,...... "'"""",,~ '''' H/.$i~Wr.*
..................................... .................................... ................................... .................
...................................... .............................. ..... ..................................... ................
:~I~I~I~~..>;II!I~l:iI~l;i~llimC~ .!~~_
ij~fuM\J.: ........~I\~~. ..tWMM$.p.~.P~#@$.j@W ...~~
o 0% 0 3% 0 0%
26 8% 11 20% 2 2%
55 17% 23 63% 5 5%
129 40% 54 93% 7 10%
209 65% 88 100% 8 20%
267 83% 113 100% 8 30%
296 125 7
ii~Qj>M )?~~~ci).....i~~:..
296
290
267
242
251
274
267
187
97
39
o
6:00 AM 0%
7:00 AM 8%
8:00AM 17%
9:00 AM 40%
10:00AM 65%
11:00 AM 83%
NOON 92%
2:00 PM 92%
3:00 PM 90%
4:00 PM 83%
5:00 PM 75%
6:00 PM 78%
7:00 PM 85%
8:00 PM 83%
9:00 PM 58%
10:00 PM 30%
11:00PM 12%
MIDNIGHT 0%
. .............
.................. .
........... .....
....................
:r~ffli.i~
...................
..................
..$.p.i$$i
o
3
7
13
26
39
65
92% 125 97% 8 60% 78
90% 122 93% 7 60% 78
83% 113 77% 6 50% 65
75% 102 47% 4 70% 91
78% 106 23% 2 90% 117
85% 116 7% 1 100% 130
83% 113 7% 1 100% 130
58% 79 3% 0 100% 130
30% 41 3% 0 90% 117
12% 16 0% 0 70% 91
0% 0 0% 0 50% 65
....................
Ii"!
505
505
505
505
505
505
505
507
497
451
439
476
521
511
396
255
146
65
+505
+463
+415
+302
+174
+78
505 -+2
505 +8
505 +54
505 +66
505 +29
505 -16
505 -+6
505 +109
505 +250
505 +359
505 +440
[1] Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULI) Shared Parking Publication.
n:\2500\2042591\Tables\2591 Table 3 Weekday Shared Parking.xls
758,.26
TABLE 4
WEEKEND THEORETICAL SHARED PARKING ANALYSIS (1]
Famsa Expansion, Santa Ana
6:00 AM
7:00 AM
8:00 AM
9:00AM
]O:OOAM
] 1:00 AM
NOON
]:00 PM
.......-...........
.................
tiOifr.M
............. .....
...................
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
]0:00 PM
]]:00 PM
MIDNIGHT
................................,...
......................................
:.:.;':e~::
..........:~~mf~..Ii...
....tlm'*:P.Wl~f)
..........-............................................................ .......................-................................................ ...........................................,....................... ............................................................
~iA.$.tr. .....t1~~Sir.}.......... ......... .Mmf..$.t.................... .......1~M3~...$F.......................
~1I.1'll.iA.!:,II'I'I=tr'
..................................... ..................................... ..................................... ................. ....................
.~I~I!~I_~I~~I_!II~!~~~I!i[I<<~!~tllir~~I~!
Pi\fuAAd;t$p.~~t i~~:$~ i .Pi\fu#AA...:)$M~iiiJ. ..:v.~~:$.j~\
0% 0 0% 0 3% 0 0% 0
3% 10 3% 4 20% 2 2% 3
10% 32 10% ]4 63% 5 3% 4
30% 97 30% 4] 93% 7 6% 8
45% ]45 45% 6] 100% 8 8% ]0
73% 235 73% 99 100% 8 10% 13
85% 274 85% 116 90% 7 30% 39
95% 306 95% ]29 90% 7 45% 59
...... ......... .... ................. ...................
.....ii~;(~ }"':m)Ioo~~ ....tiii:i
] 00% 322 100% 136
90% 290 90% ] 22
75% 242 75% ]02
65% 209 65% 88
60% ] 93 60% 82
55% ]77 55% 75
40% ] 29 40% 54
38% ]22 38% 52
13% 42 13% ]8
0% 0 0% 0
o
19
55
]53
224
355
436
501
.................
:~~jj(/
.~i~~
$#p.p.~y:
505
505
505
505
505
505
505
505
....................
...................
..........505....:....
. ................
505
505
505
505
505
505
505
505
505
505
+505
+486
+450
+352
+28]
+]50
+69
+4
45%
93% 7
77% 6
47% 4
23% 2
7% ]
7% ]
3% 0
3% 0
0% 0
0% 0
45%
60%
90%
95%
]00%
]00%
95%
85%
70%
]24
130
130
]24
11]
91
59
59
78
]]7
524
477
426
4]6
400
383
313
298
17]
91
-]9
+28
+79
+89
+]05
+122
+192
+207
+334
+4]4
[I] Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULI) Shared Parking Publication.
[2] In an effort to remain conservative, the weekday office parking demand profiles per ULI were utilized.
n:\2500\204259]\Tab]es\259] Table 3 Weekday Shared Parking.x]s
758.,.27
TABLE 5
EXISTING PARKING SURVEY RESULTS
Famsa Expansion, Santa Ana
8:00 AM 92 18% 91 18%
9:00 AM 147 29% 120 24%
10:00 AM 178 35% 166 33%
11 :00 AM 192 38% 240 47%
12:00 PM 258 51%
1:00 PM 225 44% 276 54%
2:00 PM 197 39%
3 :00 PM 186 37% 283 56%
4:00 PM 205 40% 287 56%
5:00 PM 225 44% 250 49%
6:00 PM 197 39% 237 47%
7:00 PM 211 42% 230 45%
8:00 PM 181 36% 226 44%
9:00 PM 102 20% 152 30%
10:00 PM 82 16% 107 21%
Notes:
[1] Parking utilization calculations based on an existing on-site parking supply of 508 spaces.
n:\2500\2042591\Tables\2591 Table 5 Parking Survey Summary.xls
75S",~8
TABLE 6
WEEKDAY SHARED PARKING ANALYSIS (WITH PARKING SURVEYS)
Famsa Expansion, Santa Ana
6:00 AM 0 0
7:00 AM 0 0
8:00 AM 92 9
9:00 AM 147 15
10:00 AM 178 18
1I:00AM 192 19
.......................
.. ..
....12ioopM...
..... ... .. .
.......................
1:00PM 225 23
2:00 PM 197 20
3:00 PM 186 19
4:00 PM 205 21
5:00 PM 225 23
6:00 PM 197 20
7:00 PM 211 21
8:00 PM 181 18
9:00 PM 102 10
10:00 PM 82 8
Notes:
.................................. .. ....................... ..... ...........
.~........................-....... .. ...................... ..... .. ........ .
..................................................................:.....(...~.........).............:...:.................................................
....... ................ :..........._..............._ :.............1>f..4.:.!.l..............~......Ift...:.........u..................................
...M~~){.~.wn~r ..,......... "'.........."""'",,,
........................................... . ..............-.......................
.....~.................................... .................................
:........>............~1.~V..$F>........};}ili.ft....~it\..i: ......
.........I.~~.._..~.~~~~i~~......... .:.......~.~,~.:~~1.~~ij..~........
.$.~;i::........$..$.P.liAA~......1.~....... ......
..................... ................. ..................... ....................
....................... .... .... ....... ........... . ................
:)W5W~.tWM'\~\M'mE. .'~f~~(.
Mf~~...f#~;f-rr~~..f#~:
:~)twm~itr :rr~~fr r~n~Wij@:r~ f)J;p#.@~:::r
0% 0 0% 0
8% 0 8% 2
17% I 17% 3
40% 2 40% 8
65% 3 65% 12
16
4
95% 5 95%
92% 5 92%
90% 5 90%
83% 4 83%
75% 4 75%
78% 4 78%
85% 4 85%
83% 4 83%
58% 3 58%
30% 2 30%
]8
17
17
16
14
15
16
16
11
6
[I] Counts were conducted by Transportation Studies, Inc on Thursday, August 26,2004,
[2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (10%)
contingency factor was applied to the existing parking counts.
[3] A 975 SF suite, designated for retail use, was vacant during the parking surveys.
n:\2500\2042591\Tables\2591 Tab]e 6 Weekday Shared Parking.xls
75S~9
o
2
105
172
211
23]
271
239
227
246
266
236
252
2]9
]26
98
..................
d.WSffif
. . . . . . . . . . . . . . . . .
... ...........
..................
'~#r.
i\$.#PJiti
505
505
505
505
505
505
505
505
505
505
505
505
505
505
505
505
.. ...............,......
. ..................
...~~~?
......~~~
.. ..... ..........
iRf!.~)
+505
+503
+400
+333
+294
+274
+234
+266
+278
+259
+239
+269
+253
+286
+379
+407
TABLE 7
WEEKDAY SHARED PARKING ANALYSIS (WITH PARKING SURVEYS)
Famsa Expansion, Santa Ana
6:00AM
7:00AM
8:00 AM
9:00 AM
10:00AM
11:00 AM
12:00 PM
1:00PM
...................... .
.. ..... .. .....
........;;..._'uii;;t......
:~; ~:~: ~~;~:~:: ~~~~: ~::: ~
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
o
o
91
120
166
240
258
276
............................. ........... ................... ........
.....I.:;.;~~.:............. .}.;...:i~i~....,...............
i}nY~iW.~~~tn{;.:.:::.~~~:tiji~#.?)
.................................... ..........................................
........................................ ..........................................
... ................91$..;$1('.......;......., .;;;.;...:;\M~f:::$f)~:::......;.\~
..........~.~,~.~~.~.~'~~il... ... .........@~~.~.(.~~~~.~~........
.~:$P.~i:)::);~.( :..$P~~#):.:Uf?::...
...................... ..................... .....-.............. .....................
.:~~r~(....):~@@ir~ij'(..fff;?!
..fr~if.~.~..Rff~~..(f~f
rJJijij.#lF:~ (~~K~r 1t~~4t1 :ii~~~t~~:
0% 0 0% 0
3% 0 3% I
10% I 10% 2
30% 2 30% 6
45% 2 45% 9
73% 4 73% 14
85% 4 85% 16
5 18
283
287
250
237
230
226
152
107
28 100% 5 100% 19
29 90% 5 90% 17
25 75% 4 75% 14
24 65% 3 65% 12
23 60% 3 60% II
23 55% 3 55% 10
15 40% 2 40% 8
11 38% 2 38% 7
Notes:
[I] Counts were conducted by Transportation Studies, Inc on Saturday, August 26, 2004.
[2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (l0%)
contingency factor was applied to the existing parking counts.
[3] A 975 SF suite, designated for retail use, was vacant during the parking surveys.
n:\2500\2042591\Tables\2591 Table 7 Weekend Shared Parking.xls
758",30
o
1
103
140
194
282
304
327
.:~n...
335
338
293
276
267
262
177
127
..................
:rIm
:~Plii.Y
505
505
505
505
505
505
505
505
.sog....
505
505
505
505
505
505
505
505
LI NSCOTT
LAW &
GREENSPAN
engineers
....
+505
+504
+402
+365
+311
+223
+201
+178
+170
+167
+212
+229
+238
+243
+328
+378
Variance No. 2004-18
February 28, 2005
Page 1 of 2
Findings of Fact
A. 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 no special circumstances applicable to the subj ect
site that necessitates a reduction of on-site parking for the
Santa Ana Downtown Plaza. The commercial center is situated
on a flat, rectangular parcel of land with adequate vehicular
access. Similar commercial centers have constructed
expansions that are in compliance with the City's parking
code. Therefore, the strict application of the zoning code
would not deprive the subject property of privileges.
B. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The variance for reduction of required on-site parking stalls
is not necessary for the preservation of property rights as
the Santa Ana Downtown Plaza will maintain the ability to
operate all existing uses under the City's non-conforming use
regulations. In addition, should restaurant or medical use
tenants transition to retail tenants, the center would be able
to expand the buildings as it would be able to provide the
required number of parking stalls.
C. That the granting of a variance will not be materially detrimental
to the public welfare or injurious to surrounding property.
The granting of a variance to reduce the required on-site
parking will be detrimental to the public welfare or injurious
to the surrounding properties by exacerbating the lack of
parking in the area.
EXHIBIT 7
758-31
Variance No. 2004-18
February 28, 2005
Page 2 of 2
D. That the granting of the variance will not adversely affect the
General Plan of the City.
The granting of the variance will adversely affect the General
plan of the City since the proposed expansion will create
negative parking impacts which will impact surrounding
commercial and residential uses. This will be in conflict
with the City's goal to promote development which enhances the
quality of life of its residents.
758-32
KO -03/02/05
RESOLUTION NO. 2005-05
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA DENYING VARIANCE NO.
2004-18 FOR A REDUCTION IN REQUIRED ON-SITE
PARKING FOR THE PROPERTY LOCATED AT 419 EAST
FIRST 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. Applicant is requesting approval of Variance No. 2004-18, for a reduction in
required on-site parking to allow the expansion of the retail establishment
located at 419 East First Street.
B. Variance No. 2004-18 came before the Planning Commission on February
14,2005 for a duly noticed public hearing. The Planning Commission
continued the matter to February 28, 2005.
C. The Planning Commission determines that for Variance No. 2004-18 the
following findings, which must be established pursuant to Santa Ana
Municipal Code Section 41-638 in order to grant a variance from the
provisions of the Santa Ana Municipal Code, have not 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 no special circumstances applicable to the subject
site that necessitates a reduction of on-site parking for the
Santa Ana Downtown Plaza. The commercial center is
situated on a flat, rectangular parcel of land with adequate
vehicular access. Similar commercial centers have
constructed expansions that are in compliance with the
City's parking code. Therefore, the strict application of the
zoning code would not deprive the subject property of
privileges.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
Resolution No. 2005-05
Page 1 of 3
758-33
The variance for reduction of required on-site parking stalls
is not necessary to preserve property rights as the Santa
Ana Downtown Plaza will still maintain the ability to operate
all existing uses under the City's non-conforming use and
expand the building should some of the uses which require a
greater parking demand than retail uses be replaced by retail
uses.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of a variance to reduce the required on-site
parking will be detrimental to the public welfare or injurious to
the surrounding properties by exacerbating the lack of
parking in the area.
4. That the granting of the variance will not adversely affect the
General Plan of the City.
The granting of the variance will adversely affect the General
Plan of the City since the proposed expansion will create
negative parking impacts which will impact surrounding
commercial and residential uses. This will be in conflict with
the City's goal to promote development which enhances the
quality of life of its residents.
D. In accordance with the California Environmental Quality Act (CEQA), the
recommended action is not considered a CEQA project. Therefore no
environmental documentation is required.
Section 2. The Planning Commission of the City of Santa Ana after conducting
the public hearing hereby denies Variance No. 2004-18. This decision is based upon
the evidence submitted at the abovesaid hearing, which includes but not is not limited
to: the Staff reports and exhibits attached thereto; and the public testimony all of which
are incorporated herein by this reference.
ADOPTED this 28th day of February, 2005 by the following vote:
AYES: Commissioners: Cribb,De La T orre,Gartner,Leo,Lutz,Mondo,Nalle(7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Resolution No. 2005-05
Page 2 of 3
758-34
Glenn Mondo
Chairperson
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and
certify the attached Resolution NO.2005-05 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on February 28, 2005.
Date:
Clerk of the Planning Commission
City of Santa Ana
Resolution No. 2005-05
Page 3 of 3
758-35
STUDIO 3
ARCHITECTS
architecture
planning
interiors
March 9, 2005
Planning and Building Agency
Panning Division
20 Civic Center Plaza
Santa Ana, CA 92702
RE: Appeal Application
III. Reason for request
419 E. First Street, Santa Ana, CA 92701
S3A# 041054
A variance was requested for a reduction in parking at the Santa Ana Downtown Plaza to
allow for an addition of 3,881 s.f. to the existing F AMSA store due to the city
considering the use retail. The stalls as marked on the plans are located at the rear of the
site normally used by employees and for deliveries. Based on the findings from the
planning department, the variance was recommended for approval. A parking study
provided for the site demonstrates that the center has an excess of parking needed during
peak hours to support the business it serves if one accepts the shared use parking analysis
that staff accepted for planning conditions.
Items brought up during the Planning Commission Hearing, beyond the control of the
landlord, have been used to deny the project, such as the overflow of parking from other
sites, and lack of maintenance which we have explained is scheduled for compliance
upon permit. Staff reported that only one sign would require modification.
As downtown Santa Ana begins to evolve with new business and attractions, so does the
need for parking. Although there are fee based city parking structures to alleviate the
demand, people will chose to park, for free, at the adjacent shopping centers. With the
recent construction and continued growth of the artist lofts, the demand will continue to
grow and burden the existing neighboring centers.
The Santa Ana Downtown Plaza is one of the most affected centers from this type of
overload. Not only is parking an issue but the pedestrian traffic generated by the over use
of the center by those not willing to use the city provided parking structures. Pedestrian
traffic in turn generates an excess wear on the site, landscape and maintenance. The
applicant has made efforts to cooperate with the city; however, the city cannot assist.
The burden imposed by neighboring city approved developments is being singled out as a
basis of denial. although the site is regularly maintained. Suggesting that the parking area
be metered, gated, or the closing of adjacent le~ser producing business further imposes on
949-660-79S5
20101 S.w. Birch St.
Suite 240
Newport l3each. CA 92660
EXHIBIT B
909-9S2 -1717
325 N. Second Avenue
Suite L
Upland. CA 91 7S6 604S
758-36
the landlord's substantial property rights and will be detrimental to the city if the traffic
patterns are allowed to be further congested with cars queuing in the streets and
storefronts going dark.
There were also several comments made at the hearing that were not related to the project
yet were considered for reason of denial. One commissioner mentioned that council had
been making a lot of bad decisions and therefore would not support this variance.
Another comment was in reference to the Ace Muffler Shop, which although has the
appearance of being part of the center it is not. Furthermore, since there are no physical
barriers between the Ace Muffler Shop which is unkept unfortunately presents itself as a
main view to the center from First Street.
The City of Santa Ana ordinance allows for this type of variance, and ask that you honor
it as staffhas presented previously.
Thank you,
STUDIO 3 ARCHITECTS
..~"...../'
c.-~"-
--~
t
Patricia Arroyo
Project Manager,
STUDIO 3 ARCHITECTS
cc. Enrique Legaspi, Regency Centers
758-37
clTYorSANTA
ANA rlA"I~G
& BVILDL\G
AGE1\CI
PLANNING & cUILDING AGENCY
COMMUNITY PRESERVATION
20 CIVIC CENTER PLAZA (M19)
P,O, BOX 1988
SANTA ANA, CA 92702
(714) 667-2780
COMMERClr1L CODE ENFORCEMENT
NOTICE OF VIOLATION &
NOTICE TO ABATE PUBLIC NUISANCE
Address/Location of Violation:
301-423 E. First St. Santa Ana CA 92701
Violator
Name: Regency Centers, Enrique Legaspi (Vice
President.
ZONE C-5
DATE: 3-)Lf-05
Assessor's Parcel
Number: 398-482-33
Title
Vice President!
Pro e Owner
Telephone Number:
Date
Observed: 3/0812005
Business Name:
FAMSA, ORD, FOOD 4 LESS, CLEANERS, HIP HOP ZONE, CHIQUIS
BEAUTY SALON.
o Operational standards in M districts, Pennitted
activities shall not have a detrimental effect on
adjacent uses and properties shall be mainta'
in a safe, sanitary and attractive condition
SAMC 41-473 (a), (f)
o Outdoor storage in M districts shall be creened
From public view. SAMC 41-473 (b)
o Trash and Utility areas shall be screene from
Public View, SAMC 41-623 (b)
o Landscaping not maintained (requires gro
and water maintenance). SAMC 41-609
o Any accumulation of rubbish is prohibited
SAMC 16-48 (4)
o Use notpennitted in zone, SAMC41-190(a)
o Business activities conducted outside an enclosed
structure in a _Zone SAMC
o Sign Permit required to place, IJ . t, erect, move,
reconstruct, alter, or display y sign, SAMC 41-895
o No person shall install, co truct or maintain an illegal
sign. SAMC 41-900
RemarkslRequired Action.
State: CA
Zip: 90071
Violator'slBusiness Mailing
Address: 555 South Flower St. Suite 3500
You ARE IN VIOLATION OF THE FOLLOWING S
"
,
A ANA MUNICIPAL CODE SECTIONS
W ork~' . thout pennits, The work described below requires
its, btain pennits within_days. Cover no work
Until inspe ed and approved, SAMC 8-94, UBC 106.1.
SAMC 8-301P8-558/8-711
o Conducting bus~ss without the required Santa Ana
Business Tax Licert.;e. Call Business Tax License at
(714) 647-5448 for information, SAMC 21-5
o Conducting business without the require Certificate of
Occupancy, Call the Santa Ana Planning.
Building Agency at (714) 647-5853 for Occupancy
Information, SAMC 8-112 (DBC 109.1)
~ SEE ATIACHED INSPECTION REPORT FOR
ADDITIONAL VIOLATIONS & INFORMATION.
bOther:
complete inspection report of violations. Planning
signs. Building and Electrical permits may be required.
Notice i hereby given that all violationsustbe corrected within 60 DAYS from the date of receipt of
this notic , It is the responsibility of t e property owner and/or occupant to notify this office when the above
correction have been completed. You hay the right to request an administrative hearing to determine the validity of
the violatio s listed and/or to show cau why you are not liable. If the violations are upheld, you will be ordered to
abate the nlll ance and all costs of en rcement and or abatement will be assessed and will continue to accrue until all
the violation are abated Fai e to abate the violation(s) will result in the matter being referred to the City
Attorney's Offic or a COt rder to abate the nuisance and/or criminal prosecution, These violations are a
misdemeanor offense and each day that they continue constitutes a new and separate offense, In addition to this
Notice Of Violation, an Administrative Citation may be issued and additional fines may be imposed,
Be advised that all Interested parties and/or lien holders will be notified of this Notice of Violation,
SEE ATTACHED FEE SCHEDULE AND ANY OTHER DOCUMENTs ATTACHED
This notice bas been mailed/posted pursuant to Article 8 (commencing with section 17-100) of Chapter 17 ofthe Santa Ana Municipal Code
NOTE: A copy of this notice will be sent to the owner(s) of record for violations occurring on private property.
Further information may be obtained by contacting the undersigned Inspector(s) between the hours 0[7:00-6:00. Sunday-Wednesdav
PrOTJertv Owner{s) of Record:
Regency Centers
Enrique Legaspi- Vice President
Inspector
Robert Trejo
I ill #09
555 South Flower St, Suite 3500
Los Angeles, CA 90071
75B~C
(714) 667- 2750 OR (714) 667-2780
C1TYOFSANTA
ANA PLANXh~G
& BUILDING
AGEXCY
PLANNING & BUILDING AGENCY
COMMUNITY PRESERVATION
20 CIVIC CENTER PLAZA (M19)
P,O, BOX 1988
SANTA ANA, CA 92702
(714) 667-2780
COMMERCIAL CODE ENFORCEMENT
NOTICE OF VIOLATION &
NOTICE TO ABATE PUBLIC NUISANCE
VIOLATION DETAILS
PAGE 2 of4
DESCRIPTION OF VIOLATION
I CODE
VIOLATION
SAMC
41-880(a), (b), (c)
SAMC 41-895
SAMC 41-900
SAMC 41-861(1)
SAMC 41-195.5
SAMC 41-425(a)
SAMC 41-609
SAMC 41-1304 (d)
SAMC 41-198.100
SAMC 41-895
SAMC 21-5
SAMC 8-112
(UBC 109.1)
VIOLATION ADDRESS: 301-423 E. First (GenerallAreas)
A PLANNED SIGN PROGRAM IS REQUIRED FOR ALL BUILDINGS CONSISTING OF
THREE OR MORE LEASABLE SPACES.
Please sl/bmit sign plans to the Planning Division for review and approval of a sign program.
Insl/re that the monl/mellt sign and all I/npermitted signs in the complex COliform to the
a roved Si n Pro ram
EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
Please remove or obtain Planning Division approval for the monllment sign located at SOl/theast
access 0 0 First Street.
NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN.
Please remove or obtain Planning Division approval for the monllment sign located at Southeast
access 0 0 First Street.
PORTABLE, TEMPORARY, & A-FRAME SIGNS ARE PROmnITED.
Please remove immediately, an administrative citation may be isslled if the violations continlle
and are not corrected.
OUTSIDE STORAGE OR EXTERIOR DISPLAYS ARE PRIllBITED IN COMMERCIAL
ZONES EXCEPT WITH AN APPROVED LAND USED CERTIFICATE.
Please remove all items, inclllding the grocery carts from pl/blic view and cease all exterior
dis la 's/vendin withollt a Land IIse Certi lcate.
ALL BUSINESS ACTIVITIES SHALL BE CONDUCTED SHALL BE CONDUCTED OR
LOCATED WITHIN AN ENCLOSED BUILDING IN A C-5 ZONE, EXCEPT AS
OTHERWISE PROVIDED IN SECTION 41-195.5
Please remove all items from Pllblic view and cease all exterior displays/vending withollt a Land
Use Certi cate.
WHERE A LANDSCAPE, AS DEFINED IN SECTION 41-100, IS REQUIRED BY THE
PROVISIONS OF THIS CHAPTER, SAID LANDSCAPE SHALL BE CONTINOUSLY
MAINTAINED BY PROPER PRUNING, MOWING OF LAWNS, WEEDING, REMOVAL OF
LITTER, FERTILIZING, REPLACING OF PLANTS AND DECORATIVE MATERIAL
WHEN NECESSARY, AND THE REGULAR WATERING OF PLANTS.
Please mailltain re lIired landsca in to a roved Santa Ana Alllnici al Code standards.
ALL REQUIRED STALLS SHALL BE CLEARLY OUTLINED WITH DOUBLE-STPIPING
ON THE SURFACE OF THE LOT. SUBMIT PLANS AND OBTAIN A BUILDING PERMIT
TO INSURE STRIPING CONFORMS TO CURRENT REQUIREMENTS.
SlIbmit plans to the Planning Division and obtain a bllilding permit to insllre the striping
con orms to cllrrent re lIirements.
EXTERIOR PAYPHONE FACILITIES. (2) A LAND USE CERTIFICATE SHALL BE
ISSUED IN ACCORDANCE (B)(1) OF THIS SECTION ONLY IF THE FOLLOWING
STANDARDS AND CONDITIONS ARE MET: Please remove all exterior payphones or obtain a
valid Land Use Certificate to maintain. Contac the Plannin Division for L.U.C. a Iication.
VIOLATION ADDRESS: 301 E. First, Unit Ie -"@rd"
EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
Please remove or obtain Planning Division approval to maintain the wall sign on the front
elevation 0 Unit 1 C. A bllildin ermit ma be re lIired.
CONDUCTING BUSINESS WITHOUT THE REQUIRED CITY OF SANTA ANA BUSINESS
LICENSE.
The bllsiness license tax has been paid, bllt the bllsiness license has llOt been isslled dlle to the
lack of a Certificate of Occllpancy. Please call the Planning & Bllilding Agency at (714) 647-
5853 or OCCII an in ormation.
CONDUCTING BUSINESS WITHOUT THE REQUIRED CERTIFICATE OF OCCUPANCY.
CERTIFICATE OF 0 CY CESS MUST BE INITIATED WITHN 7 DAYS.
Bllsiness does not h OCCII anc or a bllsiness license. Please call the Plannin
ClTYOFSANTA
ANA PWMXG
& BUllDl~G
AGEXCV
PLANNING & BUILDING AGENCY
COMMUNITY PRESERVATION
20 CIVIC CENTER PLAZA (M19)
P.O, BOX 1988
SANTA ANA, CA 92702
(714) 667-2780
COMMERCIAL CODE ENFORCEMENT
NOTICE OF VIOLATION &
NOTICE TO ABATE PUBLIC NUISANCE
VIOLATION DETAILS
PAGE 3 of4
i
DESCRIPTION OF VIOLATION
1 CODE
VIOLATION
SAMC 41-895
SAMC 41-900
SAMC 41-861(2)
SAMC 41-1304 (i),
8-94/ UBC 106.1
SAMC 41-198.100
SAMC 41-895
SAMC 41-900
SAMC 41-895
SAMC 41-900
SAMC 8-112
(UBC 109.1)
& Bllilding Agency at (714)647-5853 for occllpancy information.
VIOLATION ADDRESS: 419 E. First St, "FAMS~"
EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
Please remove or obtain planning division approval for wall the wall signage and banner signs
located on the ront elevation 0 the bllildin . A bllildin ermit ma be re Ilired.
TEMPORARY OR SPECIAL EVENT BANNERS ARE PROHIBITED EXCEPT WITH A
SPECIAL EVENTS SIGN PERMIT.
Remove Banners being displayed on property or obtain approved special events sign permit
within 24 hOllrs. (Administrative citations may be isslled to the bllsiness owner for failllre to
com I .J
ALL PARKING AREAS REQUIRED BY THIS CHAPTER ARE TO BE MAINTAINED IN A
SAFE, CLEAN AND REP ARlED STATE WITH NO POTHOLES, SOLID PAVING, AND
LEGffiLE STRIPING. BUILDING PERMIT Wll..L BE REQUIRED liOR PAVING/STRIPING
AND DISABLED ACCESS COMPLIANCE.
EXTERIOR PAYPHONE FACILITIES. (2) A LAND USE CERTIFICATE SHALL BE
ISSUED IN ACCORDANCE TO ITEM (B) (1) OF TillS SECTION ONLY IF THE
FOLLOWING STANDARDS AND CONDITIONS ARE MET: Please remove all exterior
payphones or obtain a valid Land Use Certificate to maintain. Contact the Planning Division for
L.U.C. a lication.
VIOLATION ADDRESS: 423 E. First St. Unit # 3D "CLASSld CLEANERS"
EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN.
VIOLATION ADDRESS: 431 E. First St. Unit # 4H "Hip Hop Zone"
EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
Please remove or obtain Planning Division approval for the wall signage located on the front
elevation 0 the bllildin .
NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN.
CONDUCTING BUSINESS WITHOUT THE REQUIRED CERTIFICATE OF OCCUPANCY.
CERTIFICATE OF OCCUPANCY PROCESS MUST BE INITIATED WITHN 7 DAYS.
Hip Hop Zone. B
call the Plmmin
C1TYOFSANTA
ANA rL~\MSG
& BUlLDJ~G
AGE\CY
PLANNING & BUILDING AGENCY
COMMUNITY PRESERVATION
2.0 CIVIC CENTER PLAZA (M19)
P,O, BOX 1988
SANT A ANA, CA 92.702.
(714)667-2.780
COMMERCIAL CODE ENFORCEMENT
NOTICE OF VIOLATION &
NOTICE TO ABATE PUBLIC NmSANcE
VIOLATION DETAILS
PAGE 4 of4
I CODE
VIOLATION
I
DESCRIPTION OF VIOLA TIOl'!
I
VIOLATION ADDRESS: 431 E. First St. Unit # 4k "CHlQUlS SALON DE BELLEZA"
SAMC 41-895 EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL
PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO
BE DONE ON A PROPERTY.
Please remove or obtain Planning Division approval for the wall sign located on the front
elevation of the building. '
SAMC 41-900 NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN.
Remove andlor legalize all unapproved signage. Our records indicate that Planning Division
approval was not obtainedfor the signs attached to the front elevation of the building.
SAMC8-112 CONDUCTING BUSINESS WITHOur THE REQUIRED CERTIFICATE OF OCCUPANCY.
/(UBC 109.1) CERTIFICATE OF OCCUPANCY PROCESS MUST BE INITIATED WITHING SEVEN
DAYS.
"Chiquis Salon De Belleza" Business does not have a Certificate of Occupancy or a Business
License. Please caU the Planning & Building agency at (714) 647-5853 for Occupancy
information,
VIOLATION ADDRESS: 315 E. First St, "FOOD 4 LESS"
SAMC 41- NO OUTDOOR VENDING MACHINE MAY BE lNSTALLED, MAINTAINED, REPAIRED
198.300(B) OR OPERATED IN THE CITY WITHOUT FIRST BEING ISSUED A VALID LAND USE
CERTIFICATE.
Remove all vending machines or obtain a Land Use Certificate to maintain. Contact Planning
Division for L. U. C. application.
SAMC 41-425(a) ALL BUSINESS ACTIVITIES SHALL BE CONDUCTED SHALL BE CONDUCTED OR
LOCATED WITHIN AN ENCLOSED BUILDING IN A C-5 ZONE, EXCEPT AS
OTHERWISE PROVIDED IN SECTION 41-195.5
Please remove all item, including grocery carts, from public view and cease all exterior
displayslvending without a Land Use Certificate. Youth Amusement Rides (kiddie-rides) are not
allowed in a C-5 wne. Please remove.
758-41
KO -03/26/05
RESOLUTION NO. 2005-047
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA DENYING VARIANCE NO. 2004-18 (APPEAL
NO. 2005-02) FOR A REDUCTION IN REQUIRED ON-SITE
PARKING FOR THE PROPERTY LOCATED AT 419 EAST
FIRST STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Applicant is requesting approval of Variance No. 2004-18, for a reduction in
required on-site parking to allow the expansion of the retail establishment
located at 419 East First Street.
B. Variance No. 2004-18 came before the Planning Commission on February
14,2005 for a duly noticed public hearing. The Planning Commission
continued the matter to February 28, 2005. On February 28, 2005, the
Planning Commission denied Variance No. 2004-18 by a unanimous vote.
The Planning Commission concluded that the proposed building
expansion would exacerbate the existing lack of parking.
C. On March 9, 2005, the applicant appealed the Planning Commission's
decision, Appeal No. 2005-02. On May 2,2005, Variance No. 2004-18
(Appeal No. 2005-02) came before the City Council of the City of Santa
Ana for a duly noticed public hearing.
D. Santa Ana Municipal Code Section 41-638 authorizes the City Council to
grant a variance upon making certain findings. The City Council
determines that the findings necessary to grant Variance No. 2004-18
have not 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 no special circumstances applicable to the subject
site that necessitates a reduction of on-site parking for the
Santa Ana Downtown Plaza. The commercial center is
situated on a flat, rectangular parcel of land with adequate
Resolution No, 2005-xx
Page 1 of 3
758-42
vehicular access. Similar commercial centers have
constructed expansions that are in compliance with the
City's parking code. Therefore, the strict application of the
zoning code would not deprive the subject property of
privileges.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The variance for reduction of required on-site parking stalls
is not necessary for the preservation of property rights as the
Santa Ana Downtown Plaza will maintain the ability to
operate all existing uses under the City's non-conforming
use regulations. In addition, should restaurant or medical
use tenants transition to retail tenants, the center would be
able to expand the buildings as it would be able to provide
the required number of on-site parking stalls.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of a variance to reduce the required on-site
parking will be detrimental to the public welfare or injurious to
the surrounding properties by exacerbating the lack of
parking in the area.
4. That the granting of the variance will not adversely affect the
General Plan of the City.
The granting of the variance will adversely affect the General
Plan of the City since the proposed expansion will create
negative parking impacts which will impact surrounding
commercial and residential uses. This will be in conflict with
the City's goal to promote development which enhances the
quality of life of its residents.
E. In accordance with the California Environmental Quality Act (CEQA), the
recommended action is not considered a CEQA project. Therefore no
environmental documentation is required.
Section 2. The City Council of the City of Santa Ana after conducting the
public hearing, hereby denies Appeal No. 2005-02 and Variance No. 2004-18. This
decision is based upon the evidence submitted at the abovesaid hearing, which
includes but not is not limited to: the Request for City Council Action dated May 2, 2005,
2005 and exhibits attached thereto; and the public testimony written and oral, all of
which are incorporated herein by this reference
Resolution No. 2005-xx
Page 2 of 3
758-43
Section 3. This decision rendered by the City Council of the City of Santa Ana
is final and is subject to judicial review pursuant to California Code of Civil Procedure
section 1094.6. The Clerk of the Council shall give direct notice to the applicant of the
Council's decision and these findings,
ADOPTED this
day of May, 2005
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005-047 to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
Resolution No. 2005-xx
Page 3 of 3
758-44