HomeMy WebLinkAbout75A - 2721 HOTEL TERRACE DRIVE
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
JANUARY 17, 2006
TITLE:
PUBLIC HEARING - ZONING ORDINANCE
AMENDMENT NO. 2005-03, CONDITIONAL USE
PERMIT NO. 2005-28, VARIANCE NO. 2005-
62 AND SITE PLAN REVIEW NO. 2005-05 TO
AMEND SPECIFIC DEVELOPMENT PLAN NO. 12
TO ALLOW LONG-TERM STAY HOTELS AT 2721
HOTEL TERRACE DRIVE - EXTENDED STAY
AMERICA'(2..LICANr
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CITY MANAGER
APPROVED
o As Recommended
o As Amended
o Ordinance on 1st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
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FILE NUMBER
RECOMMENDED ACTION
1. Deny Zoning Ordinance Amendment No. 2005-03.
2. Adopt a resolution denying Conditional Use Permit No. 2005-28.
3. Adopt a resolution denying Variance No. 2005-62.
4. Adopt a resolution denying Site Plan Review No. 2005-05.
PLANNING COMMISSION ACTION
On November 28, 2005, the Planning Commission recommended that the City
Council deny Zoning Ordinance Amendment No. 2005-03, adopt a resolution
denying Conditional Use Permit No. 2005-28, and adopt a resolution
denying Variance No. 2005-62 and adopt a resolution denying Site Plan
Review No. 2005-05 by a vote of 6: 0 (De La Torre absent) to amend
Specific Development Plan No. 12 to allow long-term stay business hotels
with a conditional use permit and an Extended Stay America long-term stay
hotel at 2721 Hotel Terrace Drive (Exhibit A) .
After receiving public testimony, the Planning Commission made a policy
decision not to amend Specific Development No. 12 to allow long-term stay
business hotels as a land use. The Commission believed that the emphasis
of Hotel Terrace should not shift towards primarily serving long-term
stay business travelers. Units with kitchens, which cater to extended
stay business clients, were not seen as compatible with a long-term
vision for Hotel Terrace to attract full service hotels to the area that
cater to both business and leisure travelers. Long-term stay business
hotels that meet the City's design standards may be appropriate elsewhere
in the City, but not in Hotel Terrace, the Commission found.
75A-1
ZOA No. 2005-03, CUP No. 2005-28,
VA No. 2005-62 and SPR No. 2005-05
January 17, 2006
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
ay M. Trevino
utive Director
Planning & Building Agency
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ba\reports200S\ESAdeniall-17-06cc
75A-2
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
NOVEMBER 28, 2005
TITLE:
PUBLIC HEARING - FILED BY EXTENDED STAY
AMERICA FOR ZONING ORDINANCE AMENDMENT
NO. 2005-03, CONDITIONAL USE PERMIT NO.
2005-28, VARIANCE NO. 2005-62 AND SITE
PLAN REVIEW NO. 2005-05 TO AMEND SPECIFIC
DEVELOPMENT PLAN NO. 12 TO ALLOW LONG-
TERM STAY HOTELS WITH A CONDITIONAL USE
PERMIT
Prepared by Bill Apple
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
~ecutive Director
Planning Manager
RECOMMENDED ACTION
Recommend that the City Council:
1. Deny Zoning Ordinance Amendment No. 2005-03.
2. Adopt a resolution denying Conditional Use Permit No. 2005-28.
3. Adopt a resolution denying Variance No. 2005-62.
4. Adopt a resolution denying Site Plan Review No. 2005-05.
DISCUSSION
Request of Applicant
Extended Stay America (ESA) is requesting approval of a zoning ordinance
amendment to amend the uses permitted within Specific Development Plan
No. 12 (SD-12) to include long-term stay business hotels with a
conditional use permit (CUP). A 15 space parking variance is also being
requested as well as site plan review approval to operate the proposed
long-term stay hotel at 2721 Hotel Terrace Drive. Finally, the
applicant is requesting a deviation from the City's design standards
adopted for long-term stay business hotels.
EXHIBIT A
75A-3
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 2
Property Description
The project site lS 3.2 acres and is located in the City's hotel
district, referred to as Hotel Terrace. The zoning of the property is
Specific Development No. 12 (SD-12), which governs about 22 acres of
land, currently developed with hotel uses. The General Plan designation
for the area is General Commercial (GC) (Exhibits 1 and 2) .
The site is currently occupied by Woolley's Petite Suites Hotel which
was constructed in 1987 and consists of 183 rooms on three levels, with
approximately 78,546 square feet. There are 214 parking spaces
available on the project site; however, 24 of these spaces are shared
with the adjacent Embassy Suites Hotel property to the south.
Surrounding land uses include the Quality Suites Hotel to the north, the
Holiday Inn Hotel to the east, the Embassy Suites Hotel to the south and
the Hampton Inn and Best Western Hotels across Hotel Terrace Drive to
the west. The site is accessible from Hotel Terrace Drive via Grand
Avenue or Dyer Road.
Project Description
Extended Stay America (ESA) is a privately held company that owns and
operates over 670 locations nationwide. The company owns all of its
properties and does not franchise any of its hotel locations. Hotel stays
are primarily geared towards business travelers who are in the area for
job training, on temporary job assignments or who have recently been
transferred. According to ESA, 50 percent of its clientele stay for one
month or more, while 80 percent of client stays are for over two weeks.
Room rates vary from location to location but generally average around
$99.00 per night.
The project will convert the existing Woolley's Petite Suites Hotel into a
long-term stay business hotel for Extended Stay America. No new square
footage will be added to the building. All improvements will be to the
interior of the structure with the exception of new accent stone that will
be added to the base of the porte-cochere and columns on the front
elevation wrapping partially around each side of the building. One new
guest room will be added to the interior of the hotel bringing the total
room count to 184 rooms. The typical room size will be 384 square feet
with each room having its own kitchen. Each kitchen will have its own
sink with disposal, full size refrigerator, microwave, stovetop, toaster
75A-4
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 3
or toaster oven, dry food and utensil storage area, 30 inches of clear
counter work space, and light and ventilation that conforms with current
building code requirements. Each guest room will be pre-wired for cable
television, telephone, voice mail and high speed internet service.
Project amenities include an exterior fountain, a pool and spa, barbeques
and seating area adj acent to the pool, a weight room/training center,
business center (with fax and copy machines, high-speed internet service
and printer), two meeting/conference rooms totaling 2,040 square feet, a
gift shop, and a 575 square foot breakfast area that will serve a free
continental breakfast to guests. Guest laundry facilities will be
provided with six washers and 10 dryers in a new ground floor laundry room
in keeping with the City's design and development standards (Exhibits 3
and 4) .
Analysis of the Issues
In May 2001, the City Council adopted Ordinance No. NS-2471 which
established new hotel regulations citywide. The City's zoning code did
not previously differentiate between hotels catering to long-term stay
business guests and transient/residential hotels. Therefore, the new
ordinance established definitions for hotels, long-term stay business
hotels and transient residential hotels. Further, the ordinance stated
that new extended stay business hotels be allowed only "in limited
circumstances and on a case-by-case basis. II Any new extended stay
business hotels were required to be in an SD and obtain a CUP. In July
2001, the City Council approved Resolution No. 2001-042 which
established design and development standards for each hotel type. The
design and development standards were intended to serve as guidelines
for reviewing new hotels/motels and/or long-term stay business hotel
proj ects. Extended Stay America is proposing to convert the existing
Woolley's Petite Suites Hotel within Hotel Terrace into a long-term stay
business hotel.
Zoning Ordinance Amendment
Currently, SD-12 does not permit long-term stay business hotels as an
allowed use. For the proposed project to move forward, a zoning
ordinance amendment (ZOA) would be required to amend the land uses
permitted within SD-12 to include long-term stay business hotels with a
conditional use permit (Exhibit 5). The zoning ordinance amendment
75A-5
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 4
is the primary action required for the proj ect since all other proposed
zoning actions, which include a conditional use permit (CUP), variance
(VA) and site plan review (SPR) would be unnecessary if the zoning
ordinance amendment were denied. The proposed long-term stay hotel would
not be permitted without an amendment to SD-12.
Long-term stay business hotels by Santa Ana Municipal Code definition are
distinguished from regular hotels in that they provide a kitchen in each
guest room and are designed and operated to primarily accommodate business
travelers whose guest stays vary in general from one week to a month or
more. Any hotel that provides kitchen facilities in the guest rooms and
where less than 25 percent of the rooms are occupied for less than 28 days
in any 60 day period is defined by the S.A.M.C as a long-term stay
business hotel. Long-term stay business hotels must be located within a
specific development (SD) zoning district and require an approved
conditional use permit.
In October 2001, the City Council denied a request to establish a new,
114 room long-term stay business hotel within the Brookhollow Office
Park (SD-8) located across Grand Avenue just east of the proposed
proj ect site. The City Council considered long- term stay hotels to be
at the lower end of the hotel product line and questioned whether a
long-term stay hotel was the highest and best use of property adjacent
to the Newport-Costa Mesa (SR-55) freeway.
The 2001 project differs from the project proposed today in that
Extended Stay America will establish a long-term stay hotel within an
existing hotel building and proposes to keep project amenities that were
offered by the previous hotel. Amenities such as 2,040 square feet of
meeting/ conference room space, an exterior fountain, an exercise room,
pool and spa, barbeques, gift shop, breakfast room and business center
are proposed to remain as project amenities for the life of the long-
term stay hotel.
On November 14, 2005 the Planning Commission held a study session to
discuss long-term stay business hotels and whether they are an
appropriate land use within Hotel Terrace (SD-12). The Planning
Commission commented that the area has tremendous long term potential
and that it may be reluctant to make any land use changes that could
negatively impact the Hotel Terrace area. Long-term stay business
hotels that meet the City's Design and Development Standards were viewed
as a use that may be appropriate in other areas of the City, but not
75A-6
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 5
wi thin Hotel Terrace. The Commission did not wish to encourage lodging
that primarily caters to longer term business travelers. The addition of
full kitchens to hotel rooms was not viewed by the Commission as an
upgrade to the hotel product currently available within Hotel Terrace.
The Commission would like to attract more leisure travelers who are more
likely to support area restaurants and services because they are
vacationing in the area for shorter lengths of time. The proximity of
Hotel Terrace to area beaches, to John Wayne Airport and to tourist
attractions such as Disneyland and Knott's Berry Farm is another reason
why the Commission feels Hotel Terrace should be marketed to vacationers
and leisure travelers visiting the area and not to shift to an emphasis on
long term business travelers.
It remains a goal of the City to attract full service hotels that provide
food service and banquet rooms in conjunction with the hotel. Conference
space, enhanced lobby areas, high ceilings, enhanced architecture and
rooms that open to the interior of the hotel are other amenities
associated with full service hotels. As the proposed zone change would
have the effect of potentially changing the character of the Hotel Terrace
toward a more exclusively long-term stay business oriented traveler and
lodging product, staff recommends that the Commission deny the zoning
ordinance amendment necessary to allow long-term stay business hotels
wi thin SD No. 12. It is also recommended that the Commission deny the
CUP, VA and SPR that would otherwise be required for the project.
A thorough analysis of each discretionary action has been provided below:
Conditional Use Permit
Section 41-54 of the Santa Ana Municipal Code requires that long-term stay
business hotels established in the City after July 1, 2001 be located in a
Specific Plan or Specific Development district and then only as a
conditional use. Long term stay hotels are not currently permitted within
Specific Development No. 12. In order for the project to move forward,
SD-12 would need to be amended to allow long-term stay business hotels
with a conditional use permit.
Based upon the City's desire to provide lodging opportunities that cater
to the business and leisure traveler seeking a full-service hotel
experience, staff recommends that the Commission deny the proposed
conditional use permit that is required for the proposed project.
75A-7
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 6
Variance
The City's parking code for hotel uses requires 205 on-site parking
spaces for the proposed proj ect. Two-hundred fourteen parking spaces
are provided; however, 24 parking spaces are shared with the Embassy
Suites Hotel property directly to the south. A non-exclusive reciprocal
parking and access agreement has been established between the two hotel
sites; however, the agreement can be terminated upon written notice by
ei ther party at any time, eliminating the combined use of these 24
parking spaces. Should this worst case scenario occur, the project site
would be deficient 15 parking spaces.
A parking study, prepared by P&D Consultants (Exhibit 6) looked at the
parking demand for long-term stay business hotels using three separate
methodologies. The study compared the City of Santa Ana's parking
requirements to the cities of Anaheim, Costa Mesa, Huntington Beach,
Irvine, Newport Beach and Yorba Linda. The study also compared the
Institute of Transportation Engineers (ITE) parking generation rates for
long-term stay business hotels to City of Santa Ana parking
requirements, and conducted a field survey of three long-term stay
hotels in Irvine, Anaheim and Newport Beach to determine the ratio of
hotel room occupancy to actual parking demand. Applying each city's
parking criteria to the proposed proj ect, Anaheim would require 147
spaces, Huntington Beach would require 202 spaces, and Newport Beach
would require 92 spaces. The Cities of Irvine and Yorba Linda require
parking studies for proposed hotel uses to determine parking demand and
the City of Costa Mesa counts hotels with kitchens as a residential
unit.
Using the Institute of Transportation Engineers (ITE) methodology, the
average parking rate generation was 0.91 parking spaces per room, which
was based on data collection at 14 hotels throughout the United States.
Applied to the proposed project a total of 168 parking spaces would be
required. This amount of parking is lower than the 190 parking spaces
provided on the project site indicating that there would be enough
parking on the proposed ESA site.
Finally, long-term stay business hotels in the City of Irvine, Newport
Beach and Anaheim were surveyed on October 13, 2005 and October 15, 2005
from 6: 00 a. m. to 12: 00 a. m. to determine the parking demand for each
occupied room. Parking demand was calculated for one weekday and one
weekend day at these three hotels. The average parking rate for the
weekday was 0.81 parking spaces per room and 0.77 spaces per room for
75A-8
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28, 2005
Page 7
the weekend. Applying the 0.81 ratio to the proposed project, a total
of 149 parking spaces would be required. This amount of parking is
lower than the 190 spaces available on the proposed ESA project site.
Although the findings of the parking study show that there would be
enough parking on the proj ect site to support the 15 space parking
variance, the variance request is only one component of the proposed
project. Because the project is inconsistent with the zoning ordinance
and general plan and thus staff is recommending that the Commission deny
the overall proj ect for reasons previously discussed above, staff is
also recommending that the variance request be denied for the proposed
project.
Site Plan Review
Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by
the Planning Commission of all projects proposed within a specific
development zone to ensure the project is in conformance with the specific
development plan. The proposed project is not in compliance with the
regulations outlined within SD-12 as long-term stay hotels are not
permitted within SD-12. The project would require an amendment to SD-12
to allow long term stay hotels with a conditional use permit. The project
also requires a variance for parking. The project complies with the
City's design standards for long-term stay hotels with the exception of
the four items shown on Table 1:
ISSUE
Setbacks
Lobby Ceiling
Height
Building
Landscaping
Walls/Fences
TABLE 1
NON-COMPLlANCE WITH CITY DESIGN STANDARDS FOR
LONG-TERM STAY BUSINESS HOTELS
CITY DESIGN
STANDARD
20 feet abutting streets
50 % of lobby area to
have 12-foot ceiling
hei ht
5 feet of landscaping
between building and
edestrian walkwa
6-foot decorative wall
along side and rear
ro e lines
PROJECT DESIGN
NOTES
15 - 40 feet
Project design complies with SD-
12 provisions & original project
a roval
Lobby has coffered ceilings.
Lobby area is 1,353 s.f. over twice
the size re uired
Landscape provided in different
configuration
Ceiling height varies from
8'lh to 10 feet as originally
constructed
Pedestrian walkway
adjacent to building then 5
feet of landsca in
No wall along side and
rear property lines
Wall would interfere with existing
mature landscaping
75A-9
ZOA No. 05-03, CUP No. 05-28,
VA No. 05-62 and SPR No. 05-05
November 28
Page 8
Staff is recommending that the Commission deny the site plan review
because the project is not in compliance with the uses allowed within SD-
12, City parking standards and four of the design standards adopted for
long-term stay hotels.
Based upon the above analysis and findings, staff recommends that the
Planning Commission recommend that the City Council deny the proposed
project (Exhibits 7 and 8) .
CEQA Compliance
In accordance with the California Environmental Quality Act, no
Environmental Documentation is required for the proposed proj ect due to
the fact that denial is recommended.
13~~
Bill Apple
Associate Planner
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75A-10
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ZOA 05-3/ CUP 05-28/ VA 05-62/ SPR 05-5
EXTENDED STAY AMERICA
2721 HOTEL TERRACE DRIVE
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EXHIBIT 1
75A-11
N G
AGE N C Y
HOTEL-
BEST
WESTERN
HOTEL-
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SUITES
L I G H T
INDUSTRIAL
OFFICE
HOTEL-
HAMPTON
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PROJECT SITE
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2721 HOTEL TERRACE DRIVE
PLANNING
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AGE N C Y
EXHIBIT 2
75A-12
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6
FOR PRESENTATION TO THE CITY OF SANTA ANA
Overview
Extended Stay Hotels provides a quality lodging experience for the growing ranks of
travelers who need services and facilities specifically designed for extended stay travel.
The company targets large corporate customers with multi-location extended stay needs
by proving affordable nightly and weekly rates.
We offer quality modem studio suites featuring separate living, dining and sleeping areas,
generous work space and a fully-equipped kitchen including a stovetop, full size
refrigerator and microwave oven. Properties include conveniences such as free voice mail
and computer data ports, as well as leisure facilities consisting of pools, spas and exercise
rooms.
~ Extended Stay America was acquired in May of 2004 by Blackstone Group
private equity firm.
~ Extended Stay Hotels does not franchise, all hotels are company owned.
~ Owning and managing our hotels allows us to have consistent standards
throughout the chain.
~ Extended Stay Hotels operates extended stay lodging under the names Extended
Stay Deluxe, Extended Stay America, Homestead Studio Suites, StudioPLUS
Deluxe Studios and Crossland Economy Studios in 673 locations across the
United States.
~ Extended Stay Hotels reinvest 3% of annual revenue directly back into the hotels.
~ Extended Stay Hotels is largest owner operator of extended stay hotels in the world.
~ Blackstone Group also owns Prime Hospitality, Boca Resorts and Wyndham
International.
,~i~
Existine Property Profile
Woolley's Petite Suites rooms currently provide a kitchen sink, refrigerator, and eating
utensils as well many of the amenities we provide in our Extended Stay Hotels. The
existing amenities, added features, and $4,000,000 of capital upgrades to remodel all
suites with new carpet, paint, furniture, full size refrigerator, microwave, stovetop,
toaster, coffee maker, sink with a garbage disposer, place settings, cooking and dining
utensils, etc surpasses the general standards currently adopted by the City.
On-Site Amenities
~ Full-size ironing board and iron in every room.
~ Workspace with full computer hookups will be installed.
~ Wireless High Speed Internet access will be available.
~ Free unlimited local phone calls.
~ Private personalize voicemail with remote message retrieval will be provided.
~ The lobby will be remodeled including new carpet, paint, seating, and
wainscoting.
~ A business center will be added to the lobby so the guest can have access to
printers.
~ Two +900 sq ft meeting rooms will be completely updated/remodeled
~ The guest laundry facility will be expanded and relocated to first floor adjacent to
the exercise room for convenience and security.
~ A fully equipped exercise facility will be added.
~ The outdoor pool and spa will continue to be a feature element.
~ The breakfast/sitting area by the pool will be maintained.
~ The gift shop/pantry will be expanded to include toiletries and food items.
~ An interim supply oftoiletries and hygiene items will be provided to guests if
needed.
~ The on site shuttle van service will be expanded to accommodate our guests.
~ We will reconfigure the existing house laundry to add a handicap accessible
bathroom, commercial dishwasher, and expand linen storage.
~ New housekeeping/storage rooms will be added to each floor to reduce the staffs
need to haul all service items from the first floor.
~ A new employee break room with kitchen cabinets, sink, a full size refrigerator,
microwave, table/ seating area, and personal storage cabinets will be constructed.
Competitor Set
ESH hotels are good neighbors and compete head to head nationally every day with the
same hotels that are in the immediate area of Hotel Terrace in Santa Ana, CA.
~ Comfort Inn/Suites is in the immediate vicinity of273 of our 673 hotels (41 %).
~ Hampton Inn/Suites is in the immediate vicinity of 189 of our 673 hotels (28%).
~ Holiday Inn/Express is in the immediate vicinity of 185 of our 673 hotels (28%).
~ Candlewood Suites is in the immediate vicinity of 161 of our 673 hotels (24%).
~ Quality Inn/Suites is in the immediate vicinity of 74 of our 673 hotels (11 %).
Page 2
75A-24
Rates
See page 9 of this document for a competitive survey with ESH projected rates versus
competitor rates.
Customer Profile
In general, Extended Stay Hotels provides solutions for longer term business travel,
relocation, training and temporary job assignments. Every suite has a kitchen so guests
can cook and eat on their own schedule and spend more time relaxing. With Extended
Stay Hotels studio suites the traveler feels at home because of amenities such as high
speed Internet access, personalized voice mail, computer data ports, cable TV, a fitness
facility, a pool, a spa, etc.
General Profile*:
~ Age: 25-44
~ % Men: 63%
~ % Married: 59%
~ % College Educated: 67%
~ Average Household Income: $90,999
~ % White Collar: 78%
~ % Blue Collar: 14%
~ Average, travelers take 15 business trips and 8 leisure trips per year.
~ ESH customers take more business trips (both short and extended stays).
~ ESH Hotels attract a somewhat affluent consumer.
~ ESA and Homestead users are mostly upscale.
~ ESH users also most likely to be male married, and college educated.
Customer Se2mentation:
. Large Companies / Corporations
~ Relocations
~ Consultants
~ Recruitment
~ Training
. Government
~ Civilian
~ Military
~ State / Local Government
. Chain Store Operations
~ Restaurants
~ Clothing
~ Media
~ Homeimprovement
· Contractor / Construction Crews
~ General & Sub
~ Commercial
~ Retail
~ Residential
Page 3
75A-25
. Hospitals / Temporary Medical
. Real Estate Companies
. 3rd Party Relocation companies
. Insurance
~ Displaced Insured
~ Catastrophe teams
~ Claims adjusters
. Sports Teams / Venues
~ Amateur & professional
· Film and Entertainment Industry
. Schools
~ Colleges / Universities
. Airports / Airlines
Trip Profiles*
Key Characteristics:
~ Long business trips
~ 80% are over 2 weeks
~ 50% are one month or more
~ "Work Assignment"
~ "Temporary Housing"
~ 500 - 1000 miles from home
Profile of 7+ Ni2ht Business Trips*
~ Work Assignment: 82%
~ Job Relocation: 2%
~ Training:7%
~ Conference: 7%
~ Other Business: 2%
ESH Partial National Account Client List
ESH I k .th 75<<Yc f h D
1000 d
. I r . I d
current y wor s WI over 00 t e ortune an our partla 1st mc u es:
AAA MCI WorldCom
Accenture Medical Staffing Network
AFL Wireless/ALCOA MESABA Aviation
A1catel Microsoft
Allstate Mitsubishi Motor
ALSTOM Motorola
American Express Travel Mycom North America
American Red Cross Nationwide Insurance
American Stone Company Nestle
Asplundh Tree Services Nike
Be staff Nursing Nokia
Bell South Nortel Networks
75A~26
Best Buy Northrop Grumman
Blue Cross Blue Shield Northwest Airlines
BNSF (Burlington Northern Santa Fe) NOVARTIS
Boeing Nursefinders
Bryan Healthcare Oakland Athletics
Carnival Cruise Lines Oracle
Chevron/Texaco Panasonic
Cisco Systems Parametric Technology
Comcast Parker Hannifin
Computer Science Corporation (CSC) Parson's Engineering
Covansys Perkin Elmer
Cox Communications (see Dent Wizard) Perot Systems/CSRG
Daimler Chrysler PG&E
Data Conversion Corp/Patni Pilot Catastrophe Adjustors
Data Tec Rapidigm
Delphi Raytheon
Department of Defense Red Simpson
Dupont RMH Cable
EDS SAIC
Ericsson Wireless Communications Sat yam
Exxon/Mobil SBC (Southwestern Bell)
FastaffNursing/US Nursing Shell Vacations Club
Federal Express Siemens
FEMA Sikorsky Aircraft Corp.
Ford Sodexho Marriott
Fortney & Weygendt, Inc. Sony
Fry's Electronics Staff Care
Fuji Stone & Webster (The Shaw Group)
GE / GE Capital Sun Microsystems
GE Medical Texas Instruments
General Dynamics Time Warner/AOL
General Motors/GM/GMAC Timec
HCL Technologies T-Mobile
Headstrong (FKA - TechSpan) Tokyo Electron America, Inc.
Hewlett Packard Toyota
Home Depot U.S. Air Force
Honeywell U.S. Army
IBM U.S. Navy
IHOP UNF Railroad Institute
IKON Unilever
Infosys Technologies Ltd. Union Pacific Railroad
Page 5
75A-27
Jacobs Engineering Unisys
JC Penney UPS (Mail Boxes, Etc.)
Johnson Controls Verizon
Keane, Inc. Wal-Mart/Sam's Stores
KLA Tencor Washington Group
Kroger White Rhino
Landry's Seafood Restaurants Wipro
Lockheed Martin Xerox
Louis Berger Group, Inc. Zensar Technologies
Lucent Xerox
MajescoSoftware, Inc. Zensar Technologies
Mayo Clinic
Page 6
75A-28
Existini! ESH Orani!e County LocatIOns
Key # Hotel Name Location
E2 Extended Stay America Orange County - Anaheim Hills
E3 Extended Stay America Orange County - Y orba Linda
E4 Extended Stay America Orange County - Anaheim Convention Center
E5 Extended Stay America Orange County -Katella Avenue
E7 Extended Stay America Orange County - Huntington Beach
E8 Extended Stay America Orange County - John Wayne Airport
EIO Extended Stay America Orange County - Lake Forest
Ell Extended Stay America TemecuIa - Wine Country
HI Homestead Studio Suites Orange County - Brea
H6 Homestead Studio Suites Orange County - Cypress
H9 Homestead Studio Suites Orange County - Irvine Spectrum
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f'".o,e; \" .!<D '--,-
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if'. Alf,.,PO, It'. \,',' ~"". -"W.,--ri-9t;WY a Linda
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Page 7
75A-29
ESH Interiors Packai!es
As a result of the high priority placed on the continual recapitalize of all assets, ESH has
contracted noted design firms to create new interior and exterior design packages for all ESH
brands. Attached is a small sampling of these interior design concepts.
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* From Copernicus - Marketing, Consulting & Research - Developmental Research Reports
Prepared for The Blackstone Group, 9-21-04
Page 8
75A-30
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75A-31
CHANGES PROPOSED BY APPLICANT
SPECIFIC DEVELOPMENT PLAN #12
SECTION 1 APPLICABILITY OF ORDINANCE
The specific development zoning district for the subject
property, as authorized by Chapter 41, Division 26, Sec. 41-
593 et seq, of the Santa Ana Municipal Code, is specifically
subject to the standards and regulations contained in this
plan for the express purpose of establishing land use
regulations and standards. All other applicable chapters,
articles and sections of the Santa Ana Municipal Code shall
apply unless expressly waived or superseded by this ordinance.
SECTION 2 PURPOSE
The SD #12 specific development plan consisting of standards
and regulations is hereby established for the express purpose
of protecting the health, safety and general welfare of the
people of the City by promoting and enhancing the value of
properties and encouraging orderly development.
SECTION 3 USES PERMITTED
A. The following uses shall be permitted:
1. The refining, processing, testing, treatment or
packaging of raw or pre-processed sugar products and
its by-products, including without limitation, the
refining of raw cane sugar and wet corn millings;
2. Research and/or development facilities;
3. Administrative offices which are subsidiary to and
reasonably necessary for the operation of the above
stated uses;
4. Professional offices, such as, however which may not
be limited to, the following:
a. Accountants
b. Attorneys
c. Dentists, doctors and related professions
d. Engineers, architects, planners
e. Research and development facilities
f5Jr~3~
5. Business offices, such as, however which may not be
limited to, the following:
a. Advertising agencies
b. Banks or other financial offices
c. Escrow and real estate companies
d. Insurance companies
e. Corporate headquarters
f. Photographers, artists, etc.
g. Travel agencies
h. Consulting services
6. Political, civic and charitable organizations;
however, bingo or other gaming activities shall not
be permitted.
7. Restaurants
8. Hotels, motels and the associated retail and service
uses customarily provided with the operation of such
a facility.
9. Retail sales shall be permitted when one or more of
the following criterion is established:
a. The retail sales activities are conducted
within and are harmonious with the unique
architectural environment of a turn-of-the-
century sugar factory.
b. The retail sales activities are incidental to
the primary use of a building principally used
for professional offices.
10. Any use, excepting residential, hospital or clinic
uses, which are unconditionally permitted in the P,
LP, MI or LM Districts which in the determination of
the Planning Commission are harmonious and
compatible with surrounding uses.
11. The following uses shall only be permitted subject
to an approved conditional use permit:
a. Hospitals and Clinics
b. Churches and accessory church building
c. Schools and training facilities
d. Residences
e. Lonq-term stay business hotels
75A~33
SECTION 4 OPERATIONAL STANDARDS
For the refining, processing, testing, treatment or packaging
of raw or pre-processed sugar products and its by-products,
including without limitation, the refining of raw cane sugar
and wet corn millings, the following operational standards
shall apply:
A. Any activity permitted in this district shall be
conducted in a manner creating no nuisance to adjacent
property, such as, but not limited to, vibration, sound,
electromechanical disturbance and radiation, air or water
pollution, dust, emission of odorous, toxic or noxious
matter. All lighting is to be shielded and confined
within property lines.
B. All materials, supplies, products and equipment stored
outside of a building shall be completely screened from
the view of any street or adjacent properties.
C. All loading areas located within one hundred (100) feet
of primary streets shall be visually screened from such
primary streets. On other than primary streets, street
side loading shall be allowed, providing the loading dock
is set back a minimum of seventy (70) feet from the
street right of way line.
D. Railroad trackage shall be allowed on any side but the
street side of a building. If railroad trackage and
loading are located other than at the rear of a building
area, complete screening from the street shall be
provided. This provision shall not apply to improvements
existing prior to the effective date of the ordinance
establishing SD-12 regulations.
For all other uses permitted in the district, the
following operational standards shall apply:
E. All items stored, offered for sale and all business
activities conducted on the premises shall be within a
fully enclosed building except the following:
1. Outdoor cafes
2. Floral Displays
F. Storage of goods shall be limited to those sold at retail
on the promises.
75A,34
G. Any use permitted herein may be prohibited by reason of
noise, odor, dust, electrical interference or adverse
environmental impact on adjacent uses.
SECTION 5 HEIGHT LIMIT
The height of buildings and structures shall be subject to the
provisions and requirements of Height District I of the Santa
Ana Municipal Code.
SECTION 6 SIGNS
All signs shall be subject to approval of a planned sign
program.
A. General Requirements
1. Sign elevations, to indicate overall and
letter/figure dimensions, colors, material, proposed
copy, illumination and/or movement characteristics.
2. Site plan, to include all signs existing or proposed
for site, each identified with a sufficient amount
of information to adequately describe.
3. Building elevations with signs depicted.
B. Sign Design
1. Sign Area - sign area permitted for the aggregate of
all permanent signs shall not exceed 1 sq. ft. of
signage for each lineal foot of building or activity
frontage.
2. Wall Signs
a. Sign area shall not exceed 40% of the signable
area selected. Signable area shall be
calculated by enclosing, with sets of parallel
lines, that portion of a wall, canopy or fa9ade
unbroken by architectural features.
b. Business identification shall be limited to
internally illuminated or non-illuminated
channel letters only.
c. Signs shall be permitted as follows:
75As35
d.
Building Height
Maximum Letter Height
1-3 Stories
4 Stories
5 Stories
6 Stories
7 Stories
8-10 Stories
11-14 Stories
15 Stories or higher
24"
36"
42"
48"
54"
60"
72"
84"
e. For buildings exceeding three stories in
height, principle business or building
identification signs shall be placed on the top
story.
There shall be a maximum of two principle
business or building identification signs per
building.
One illuminated or non-illuminated individual
channel letter tenant business identification
sign, not to exceed 18" in height, shall be
permitted per ground floor entrance.
3. Freestanding Signs
Each development site shall be permitted one
freestanding sign as follows:
Location
Maximum Height
Sign Area
Dyer Road
10'
60
Grand Avenue
10'
60
Corporate Terrace
7'
40
4. The following signs shall not be permitted in the
SD-12 District.
a. Any sign incorporating a display that may be
confusing to motor vehicle operators, such as
"Stop/, "Danger/, "Turn Here/.
b. Any sign incorporating any flashing, moving or
intermittent lighting (excluding public service
signs such as time and temperature displays) .
75&36
c. Any sign which by color, wording, design,
location or illumination resemble or conflict
with any traffic control device or impedes the
safe and efficient flow of traffic.
d. Flags, banners, balloons and pennants,
excepting those of national, state and local
government or other political subdivisions.
e. Portable signs.
f. Any sign incorporating mechanical movement.
g. Any sign which projects above a parapet line or
the highest point of a roof.
h. Advertising statuary.
i. Signs on public property: (street, median
island, sidewalk, parkway, utility poles,
trees, traffic sign post, traffic signal or any
other traffic control device) No person, except
a public officer in performance of his duty
shall affix, by any means, any form of sign,
other than a typical real estate directional
sign, on any public property or within the
public right-of-way. The Zoning Administrator
may authorize the encroachment of a projecting
sign into the public right-of-way after
referral to the Director of Public Works
regarding an encroachment permit.
j. Vehicle signs: Signs on or affixed to trucks,
automobiles, trailers or other vehicles which
advertise, identify or provide direction to a
use or activity, when the vehicle is not
directly related to the lawful making of
deliveries or rendering of services, is
prohibited.
k. Light bulb strings or bare bulb signs: Exterior
displays consisting of unshielded light bulbs,
festoons, and strings of open light bulbs, open
neon or other gaseous tubing are prohibited.
The Zoning Administrator may, however, grant an
exception hereto when it is demonstrated that
the display is an integrated design feature in
character with the activity to which it
relates. Nothing herein shall be considered to
75A~37
prohibit traditional decorative holiday
lighting.
1. Signs installed, relocated or maintained so as
to prevent free ingress to or egress from any
door, window or fire escapes are prohibited.
No sign, except those required by law, shall be
attached to a standpipe or fire escape.
m. Off-premise signs: Any sign, other than a
temporary directional real estate sign,
installed for the purpose of advertising a
project, event, person or subject not directly
related to the business or activity on the
premises upon which said sign is located, is
prohibited.
SECTION 7 LANDSCAPING AND SETBACK REQUIREMENTS
A. Prior to the issuance of building permits, landscape
plans shall be submitted to and approved by the Planning
Division.
B. There shall be a minimum landscaped setback of twenty
feet adjacent to Dyer Road and Grand Avenue.
C. There shall be a minimum landscape setback of 15 feet
adjacent Corporate Terrace.
D. Landscape setback adjacent street frontages shall include
a minimum of one 24" box specimen tree, two understory
tree and three shrubs for each 25 feet of lot frontage.
E. A minimum of three percent (3%) of all land area devoted
to grade level parking shall be developed with and
permanently maintained with landscape planters.
F. Incorporated within that 3% there shall be a minimum of
one 15 gallon tree for each six parking spaces.
G. For structured parking areas with depth landscape
planters, and equal 1 to one half of the overall height
of the structure shall be provided.
H. All landscape areas shall be permanently maintained and
served with an automatically actuated underground
irrigation system.
75A~38
SECTION 8 PARKING REQUIREMENTS
Required parking shall be in conformance with the design
standards of the Santa Ana Municipal Code and in effect at the
time parking facilities are constructed. The actual number of
minimum parking spaces required shall be determined based on
the following standards:
A. For the refining, processing, testing, treatment or
packaging of raw or pre-processed sugar products and its
by-products, including without limitation, the refining
of raw cane sugar and wet corn millings, the following
parking requirements shall apply:
1. One (1) parking space for each employee on the
maximum working shift;
2. One (1) parking space for each two (2) employees
other than those employees on the maximum working
shift;
3. One (1) parking space for each vehicle used in
conjunction with the business or activity operated
on such property;
4. Additional parking spaces as may be required to
insure adequate on-site parking for the vehicles of
employees, guests, clients, salesmen or any other
person which may from time to time be expected to
require access to any permitted use on such
property.
B. For all other uses permitted in the district, parking
requirements shall be in conformance with Section 41-613
through Section 41-618 inclusive, with the exception that
parking lot landscaping requirements may be modified in
accordance with an approved landscape plan.
75~9
LONG-TERM STAY HOTEL
PARKING STUDY
SANT A ANA, CALIFORNIA
November 10, 2005
Prepared for:
City of Santa Ana
Planning and Building Agency
20 Civic Center Plaza, M-20
Santa Ana, CA 920702
Prepared by:
TCB
P&D Consultants
999 Town & Country Road, 4th Floor
Orange, CA 92868
Contact: Mark Nelson, P.E.
Principal
(714) 835-4447
~~~lfo
Lonf!-Term Stay Hotel
Draft Parking Study
TABLE OF CONTENTS
Section
Pa2e
1.0 INTR OD U CTI 0 N ............. .... ......... ..... .......... ........... ............. ............. ............ ......... ......1
1.1 Project Description...... ..... ............... ................. .............................................. ...... 1
1.2 Purpose and Scope of Study......... ............. ................. .......... ...... ..........................1
2.0 ME THO DO LOGy................. ........... ................. ...... ................. ................. .......... ......... 4
2.1 Parking Counts............... ......... ...... ............... ...... .............. ................ ................. ...4
2.2 Parking Demand Forecast ........ .................... ....................... ............... .., ...............4
2.2.1 City Zoning Ordinance Methodology .......................................................4
2.2.2 ITE Parking Generation Methodology ......................................................4
2.2.3 Telephone Survey Methodology ............... ................................................4
2.2.4 Parking Occupancy Methodology.......... .... ............ .................. ......... ........ 5
3.0 EXIS TIN G CO ND ITI 0 NS .......... ...... ........ ................ ........ ........ ......... ............... ...........6
3.1 Existing Parking Supply...... ...... ....... .............. .......... ................. ............. ..... .........6
3.2 Existing Parking Demand. ............ ........... ............ ............ ...... ...............................6
3.3 Parking Analysis......... ................... ................................... ................... ........ ........6
4.0 FUTURE PARKING ANAL ySIS................................................................................. 8
4.1 Future Parking Supply.................... ............ ........ .................................. ......... ....... 8
4.2 Future Parking Demand ........ ........ ................................................ ........ ........ ....... 8
4.2.1 City Zoning Ordinance Parking Demand ..................................................8
4.2.2 ITE Parking Generation Parking Demand.................................................9
4.2.3 Telephone Survey Parking Demand........ ............ ........ ........ ......................9
4.2.4 Parking Occupancy Parking Demand......................................................10
4.3 Parking Analysis. ................................ ................ ........ ............................ ........... 10
5.0 FIND IN GS ...... ....... ................ ...... ........ ............ ........ ..................... ...... ........... ..... ........ 12
APPENDIX
A.
Parking Counts
Page i
TCB
75A-41
Lonff-Term Stav Hotel
Draft Parkin}! Study
Table
3.2-1
3.3-1
3.3-2
4.2-1
4.2-2
4.2-3
4.3-1
Fieure
1.1-1
1.1-2
LIST OF TABLES
Paee
Peak Parking Demand - Existing Conditions......................... .... .... ........................ .... ...... 6
Occupied Rooms - Existing Conditions ............ ............. ....... ................ .... .... ............ ......7
Parking Rate per Occupied Room - Existing Conditions .................................................7
Parking Requirements - City of Santa Ana Municipal Code............................................8
Parking Rates - Assorted Cities................... ..... .................... ................................ ...........9
Parking Requirements - Assorted Cities....................................... ............. ....................10
Parking Analysis........... ........................ ..................... ................. ....... ...........................11
LIST OF FIGURES
Paee
Regional Location Map...................................... ...................................................... ....... 2
Project Site Plan........................................................ .................... ............................ ...... 3
TCB
Page ii
75A-42
Long-Term Stav Hotel
Draft Parking Studv
1.0 INTRODUCTION
This report summarizes the assumptions, methodologies, findings and recommendations of the
parking study completed for the proposed Extended Stay America (ESA) hotel in the City of
Santa Ana. The study examined the parking demand and supply for three existing hotels and
estimated the future parking demand at the proposed hotel based on four different
methodologies.
1.1 Project Description
The project site is located just off State Route (SR) 55 approximately two miles south of the
Interstate-5 (1-5) and SR 55 interchange and approximately two miles north of the 1-405 and SR
55 interchange as shown on Figure 1.1-1. The proposed project consists of converting an
existing Woolley's Petite Suites into an ESA hotel. The hotel will be located in the City of Santa
Ana's Hotel Terrace district in the southeast portion of the City of Santa Ana. The Hotel Terrace
district is located approximately two miles north of John Wayne Airport.
The ESA hotel chain directs its services towards guests who intend to stay over long periods of
time by providing full kitchens that include refrigerators, cook top ranges, sinks, coffee makers,
toasters, etc..., and on-site laundry facilities. The proposed ESA hotel will consist of 184 rooms
with 2,040 square feet (SF) dedicated as a conference/meeting room. Figure 1.1-2 shows the site
plan of the proposed ESA hotel. As shown in Figure 1.1-2, the ESA hotel will provide 214
parking spaces with 24 of these parking spaces shared with the Embassy Suites Hotel to the
south. The 24 shared parking spaces are located on the southeast corner of the lot. In a worse
case scenario, if these 24 parking spaces were eliminated, 190 parking spaces will be available
for the proposed ESA hotel.
1.2 Purpose and Scope of Study
The purpose of this parking study is to determine if 190 parking spaces are adequate parking for
the proposed project and whether there is enough on-site parking spaces available to justify the
City of Santa Ana supporting a IS-space parking variance. As discussed in Section 4.2, 205
parking spaces are required per the City of Santa Ana Municipal Code. ESA contends that
parking rates for hotels listed in the City of Santa Ana Municipal Code generates a higher
amount of parking spaces required than is actually needed for a long-term stay hotel. This
parking study examined existing conditions, reviewed parking demand publications, and
determined the amount of parking spaces by applying four different methodologies used to
forecast parking demand.
Page 1
TCB
75A-43
Pacmc Ocean
Long- Term Stay Hotel Parking Study
Santa Ana, California
TCB
P&D Consultants
Figure 1.1-1
Regional Location Map
75A-44
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75A-45
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Long-Term Stav Hotel
Draft Parking Studv
2.0 METHODOLOGY
This section describes the procedures and methodologies used to prepare the Long-Term Stay
Hotel Parking Study. Topics discussed include parking surveys and parking demand forecast
methodologies.
2.1 Parking Counts
P&D conducted parking counts through a subcontract with Southland Car Counter, Inc., to
obtain information relevant to parking operations at existing long-term stay hotels that included
an inventory of existing parking activity, demand and supply. The parking counts were taken
from 6:00 A.M. to 12:00 A.M. on Thursday, October 13, and on Saturday, October 15.
2.2 Parking Demand Forecast
To estimate future parking demand for the proposed hotel, the four methodologies described
below were used.
2.2.1 City Zoning Ordinance Methodology
The City Zoning Ordinance methodology establishes the minimum parking requirements for land
uses based on variables such as size, the number of seats, the number of employees, etc.... The
parking rates are listed in the City of Santa Ana Municipal Code.
2.2.2 ITE Parking Generation Methodology
The Institute of Transportation Engineers (ITE) Parking Generation methodology is similar to
the City Zoning Ordinance Methodology discussed in Section 2.2.1. The ITE Parking
Generation methodology establishes the minimum parking requirements for different land uses
based on variables such as size, the number of rooms, the number of employees, etc.... ITE
compiles the parking rates for different land uses based on parking counts collected by public
municipalities and private transportation consultant firms throughout the United States. The
parking rates are summarized in the ITE publication, Parking Generation.l
2.2.3 Telephone Survey Methodology
The Telephone Survey methodology involved contacting other local jurisdictions to establish
how other jurisdictions would establish the minimum parking requirements for a long-term stay
hotel. The following six cities were contacted as requested by the City of Santa Ana:
· City of Anaheim, CA
· City of Costa Mesa, CA
· City of Huntington Beach, CA
· City of Irvine, CA
· City of Newport Beach, CA
· City of Y orba Linda, CA
] Institute of Transportation Engineer, Parking Generation, 3rd Edition, 2004.
TCB
Page 4
75A-46
Lon)!-Term Stav Hotel
Draft Parkin)! Studv
2.2.4 Parking Occupancy Methodology
The Parking Occupancy methodology establishes the mInImUm parking requirements by
collecting parking counts for different land uses and then comparing them to variables such as
size, the number of rooms, the number of employees, etc..., to establish the observed parking
rates. The parking rates are then applied to the proposed development to determine the minimum
parking requirements.
To establish the long-term stay hotel parking rates, P&D conducted parking counts through a
subcontract with Southland Car Counter, Inc. The parking counts were collected at the following
three long-term stay hotels on a weekday and on a weekend day as requested by the City of Santa
Ana:
· Extended Stay America - Anaheim (124 rooms)
· Extended Stay America - Newport Beach (164 rooms)
· Homestead Studio Suites - Irvine (149 rooms)
These hotels were determined to have similar operations as the proposed ESA hotel. The
observed peak parking demand was then compared against occupied rooms to establish parking
rates per occupied room.
TCB
Page 5
75A-47
Lonz-Term Stav Hotel
Draft Parkinz Study
3.0 EXISTING CONDITIONS
This section examines the existing conditions at the proposed project site, Woolley's Petite
Suites, and the three surveyed hotels for a typical weekday and weekend day. This section
includes a parking analysis by comparing the existing observed parking demand and supply to
derive parking rates for long-term stay hotels.
3.1 Existing Parking Supply
As discussed in Section 1.1, the proposed project consists of converting an existing Woolley's
Petite Suites into the proposed ESA hotel. The existing parking supply at the Woolley's Petite
Suites is 190 with an additional 24 parking spaces shared with the neighboring Embassy Suites
Hotel to the south. These parking spaces are located on the southeast comer of the lot.
As discussed in Section 2.2.4, P&D conducted parking counts at three long-term stay hotels.
The existing parking supply for the ESA hotel in Anaheim is 127 parking spaces for 124 rooms.
The existing parking supply for the ESA hotel in Newport Beach is 175 parking spaces for 164
rooms. The existing parking supply for the Homestead Studio Suites in Irvine is 148 parking
spaces for 149 rooms.
3.2 Existing Parking Demand
Parking counts were not conducted for the existing Woolley's Petite Suites because they would
be converted into an ESA hotel. Table 3.2-1 summarizes the peak parking demand at the three
surveyed hotels for weekday and weekend day. As shown in Table 3.2-1, the peak parking
demand typically occurs during the early morning and late evening.
TABLE 3.2-1
PEAK PARKING DEMAND - EXISTING CONDITIONS
Hotel Thursdav - October 13 Saturday - October 15
Peak Demand Time Peak Demand Time
Extended Stay America - Anaheim 70 6:00 A.M. 96 11 :00 P.M.,
12:00 A.M.
Extended Stay America - Newport Beach 121 6:00 A.M. 98 6:00 A.M.
Homestead Studio Suites - Irvine 108 6:00 A.M. 91 6:00 A.M.
Source: P&D Consultants (2005).
3.3 Parking Analysis
The existing parking demand at the three surveyed hotel were compared against the peak
occupied rooms to establish the parking rates per occupied room. Table 3.3-1 lists how many
rooms were occupied at each hotel on the day of the parking counts. The hotel occupancy rates
at the surveyed hotels were provided by ESA. Homestead Studio Suites is partnered with ESA.
Therefore, the occupancy rates for Homestead Studio Suites were obtained through ESA.
Page 6
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Lonfl-Term Stay Hotel
Draft Parking Study
TABLE 3.3-1
OCCUPIED ROOMS - EXISTING CONDITIONS
Thursday - October 13 Saturday - October 15
Hotel Occupied Percent Occupied Percent
Rooms Occupancy Rooms Occupancy
Extended Stay America - Anaheim 96 77% 115 93%
Extended Stay America - Newport Beach 146 89% 138 84%
Homestead Studio Suites - Irvine 125 84% 117 79%
Source: Extended Stay America (2005).
Table 3.3-2 shows the peak parking demand per occupied room for each of the surveyed hotels
and the average peak parking demand per occupied room for a weekday and weekend day. As
shown in Table 3.3-2, the highest parking rate per occupied room occurred at the Homestead
Studio Suites in Irvine at 0.86 parking spaces per occupied room. The average parking rate per
occupied room was 0.81 parking spaces per occupied for a weekday and 0.77 parking spaces per
occupied room for a weekend day. The room occupancy is higher than the actual number of
parking spaces used because the guests will use other forms of transportation other than the car
such as taxies, shuttles, public transportation, etc..., or the guests share rental cars.
TABLE 3.3-2
PARKING RATE PER OCCUPIED ROOM - EXISTING CONDITIONS
Hotel Parkin!!: Rate per Occupied Room
Thursday - October 13 Saturday - October 15
Extended Stay America - Anaheim 0.73 0.83
Extended Stay America - Newport Beach 0.83 0.71
Homestead Studio Suites - Irvine 0.86 0.78
Average Parking Rate per Occupied Room 0.81 0.77
Source: P&D Consultants (2005).
TCB
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Lonz-Term Stay Hotel
Draft Parking Study
4.0 FUTURE PARKING ANALYSIS
This section examines the future parking conditions at the proposed ESA hotel by examining the
future parking demand and supply and determining if sufficient parking will exist based on the
four different methodologies used to forecast future parking demand.
4.1 Future Parking Supply
The future parking supply at the proposed ESA hotel in the City of Santa Ana will remain the
same as existing conditions. Therefore the proposed ESA hotel will contain 190 parking spaces
as a worst case scenario should the 24 parking spaces shared with the Embassy Suites Hotel to
the south should be eliminated.
4.2 Future Parking Demand
As discussed in Section 2.4, the future parking demand at the proposed ESA hotel was estimated
based on four different methodologies.
4.2.1 City Zoning Ordinance Parking Demand
Section 41-1344 of the City of Santa Ana Municipal Code establishes the minimum parking
requirements for a hotel and is shown below:
(a) The minimum off-street parking requirements for hotels and motels are as follows: one (1)
space for each guest room, plus one (1) space for each ten (10) rooms, plus two (2) spaces for
a manager's unit, if provided.
(b) Except for facilities limited to the exclusive use of guests, parking shall be provided for
restaurants, banquet facilities and other retail services or recreational uses included in a hotel
or motel building or grounds in accordance with the requirements of this article for such
uses.
Table 4.2-1 shows the parking requirements for the proposed ESA hotel based on the City of
Santa Ana Municipal Code. It was assumed that the proposed ESA hotel will provide parking
spaces for managers and the 2,040 SF conference/meeting room was reserved only for hotel
guests. As shown in Table 4.2-1, the required parking spaces for the proposed ESA hotel will be
205 parking spaces.
TABLE 4.2-1
PARKING REQUIREMENT-CITY OF SANTA ANA MUNICIPAL CODE
Parkin!!: Code Size Parkin!!: Spaces
One space per guest room 184 Rooms 184
One space per 10 guest rooms 184 Rooms 19
Two spaces for managers Manager's Unit 2
Total 205
Source: P&D Consultants, (2005).
TCB
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4.2.2 ITE Parking Generation Parking Demand
The ITE Parking Generation contains parking data for several different types of hotels uses. The
hotel uses are divided into three different categories, an All Suites Hotel, a Business Hotel and a
Resort Hotel. However, the descriptions of these different hotels do not closely resemble the
proposed ESA hotel. Therefore, the parking rates for these hotel land uses were not, but the
parking rate for the general Hotel category was used. The average parking rate listed in the ITE
Parking Generation was 0.91 parking spaces per room, which was based on data collected at 14
hotels throughout the United States. Therefore, the required parking spaces for the proposed
ESA hotel will be 168 parking spaces.
4.2.3 Telephone Survey Parking Demand
P&D contacted the six local jurisdictions identified in Section 2.2.3 to determine how other
jurisdictions would determine the minimum parking requirements for a long-term stay hotel. In
general, each jurisdiction calculated the minimum parking requirements based on each
jurisdiction's respective parking rates as listed in the Municipal Code or Zoning Code. However,
the Cities of Irvine and Y orba Linda do not have any established parking rates for hotels. These
Cities requires an independent transportation consultant to conduct a parking study to establish
the minimum parking requirements. Table 4.2-2 shows the parking rates per hotel variable. As
shown in Table 4.2-2, each jurisdiction has a different methodology for calculating the minimum
parking requirements.
TABLE 4.2-2
PARKING RATES-ASSORTED CITIES
Parkin [J Rates
City Per 10 Per 1,000 SF of Manager's Per Per Transport
Per Room Conference
Rooms Room Unit Employee Vehicle
Santa Ana 1.0 1.0 N/A 2.0 N/A N/A
Anaheim 0.8 N/A 8 N/A 0.25 N/A
Costa MesaL1J 2.0 N/A N/A N/A N/A N/A
Huntington Beach I.I N/A N/A 2.0 N/A 1.0, minimum 2
Irvine Requires Parking Study
Newport Beach 0.5 N/A N/A N/A N/A N/A
Y orba Linda Requires Parking Study
. .
Sources: Cities of Anaheim, Costa Mesa, Huntington Beach, Irvine, Newport Beach and Y orba Linda (2005).
[1] The City of Costa Mesa Municipal Code states that the parking requirements for hotels with cooking facilities
shall be governed by the residential parking standards. The proposed hotel rooms most closely resemble a
bachelor's residential unit. Therefore, the parking requirements are 1.5 parking spaces per unit and 0.5 guest
parking spaces per unit.
Table 4.2-3 shows the parking requirements for each jurisdiction based the each jurisdiction's
Municipal Code or Zoning Code. As shown in Table 4.2-3, the parking requirement varied from
a low of 92 parking spaces for the City of Newport Beach to a high of368 parking spaces for the
City of Costa Mesa. The parking requirements for the City of Costa Mesa were high because the
City of Costa Mesa considered hotels with cooking facilities to be residential units. Therefore,
the parking rate of2.0 parking spaces per bachelor residential unit was used.
TCB
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Lonfl-Term Stav Hotel
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TABLE 4.2-3
PARKING REQUIREMENT - ASSORTED CITIES
Parkin!! Requirements
City 2,040 SF of One 19 Two
184 Rooms Conference Manager's Employees Transport Total
Room Unit VehicIes
Santa Ana 203 N/A 2 N/A N/A 205
Anaheim 147 16 N/A 5 N/A 168
Costa Mesa 368 N/A N/A N/A N/A 368
Huntington Beach 202 N/A 2 N/A 2 206
Irvine Requires Parking Study
Newport Beach 92 N/A N/A N/A N/A 92
Yorba Linda Requires Parking Study
Source: P&D Consultants (2005).
However, based on conversations with each jurisdiction, each jurisdiction would accept a
variance to the parking requirements provided an independent transportation consultant
performed a parking study. The requirements of the parking study included the consultant
collecting parking counts at multiple locations with similar land uses. The consultant then would
derive the parking requirements based on the observed parking rates.
4.2.4 Parking Occupancy Parking Demand
As discussed in Section 3.3, the average peak parking rate for a weekday was 0.81 parking
spaces per occupied room, and the average peak parking rate for weekend day was 0.77 parking
spaces per occupied room. Because the parking rate for a weekday was higher than the weekend
day, the parking requirements for a weekday take precedence. Therefore, the parking
requirement for the proposed ESA hotel is 149 parking spaces if the hotel operates at full
occupancy. Because 190 parking spaces are provided on-site, there will be a surplus of 41
parking spaces. However, hotels typically do not operate at full occupancy. Assuming the
proposed ESA hotel will operate at 90 percent of full capacity, the parking requirement is 134
parking spaces with a surplus of 56 parking spaces.
4.3 Parking Analysis
The parking requirements calculated in Section 4.2 based on the four different methodologies
was compared against the future parking supply at the proposed ESA hotel to determine if
sufficient parking would exist. Table 4.3-1 summarizes the parking demand based on the four
methodologies and parking supply. As shown in Table 4.3-1, the proposed ESA hotel will
provide sufficient parking spaces based on each methodology and for each jurisdiction except for
the parking requirements for the Cities of Costa Mesa, Huntington Beach and Santa Ana. The
Cities of Huntington Beach and Santa Ana had parking rates that closely resembles one parking
space per room, which was higher than the observed parking rates as determined in this study.
The City of Costa Mesa counts hotels with kitchens as residential units.
Tes
Page 10
75A-52
Lonrz-Term Stav Hotel Draft Parkinrz Studv
TABLE 4.3-1
PARKING ANALYSIS
Methodology Parkin!?: Demand Parkin!?: Supply Sufficient?
Santa Ana Municipal Code 205 190 No
ITE Parkin~ Generation 168 190 Yes
Telephone Survey
- Anaheim 167 190 Yes
- Costa Mesa 368 190 No
- Huntington Beach 206 190 No
- Irvine Requires Parking Study 190 N/A
- Newport Beach 92 190 Yes
- Y orba Linda Requires Parking Study 190 N/A
Parking Occupancy
- at 100% Occupancy 149 190 I Yes
- at 90% Occupancy 134 190 I Yes
Source: P&D Consultants (2005).
TCB Page 11
75A-53
Lonz-Term Stav Hotel
Draft Parkin>! Study
5.0 FINDINGS
This section summarizes the key findings of the parking study.
· The observed average parking rate at the three surveyed hotels was 0.81 parking spaces per
occupied room for a typical weekday.
· The observed average parking rate at the three surveyed hotels was 0.77 parking spacers per
occupied room for a typical weekend day.
· The parking requirement based on the City of Santa Ana Municipal Code was 205 parking
spaces.
· The parking requirements based on the ITE Parking Generation was 168 parking spaces.
· Each jurisdiction calculates the hotel parking requirements differently. Therefore, the
parking requirements varied from a low of92 parking spaces to a high of368 parking spaces.
· Each jurisdiction would accept a variance to the parking requirements provided an
independent transportation consultant conducted a parking study.
· The parking requirement based on the average parking rate at the three surveyed hotel of
0.81 parking spaces per occupied room is 149 parking spaces if the proposed ESA hotel
operated at full occupancy. Because 190 parking spaces are provided on-site, there will be a
surplus of 41 parking spaces, which will justify the proposed 15-space parking variance.
· Assuming a 90 percent occupancy rate at the proposed ESA hotel, the parking requirement
based on the average parking rate at the three surveyed hotel of 0.81 parking spaces per
occupied room is 134 parking spaces.
· The proposed ESA hotel will provide sufficient parking for each forecasted parking
requirement based on each methodology and for each jurisdiction except for the Cities of
Costa Mesa, Huntington Beach and Santa Ana. The Cities of Huntington Beach and Santa
Ana had parking rates that closely resembles one parking space per room, which was higher
than the observed parking rates as determined in this study. The City of Costa Mesa counts
hotels rooms with kitchens as residential units.
Page 12
TCB
75A-54
Lonfl-Term Stav Hotel
Drafi Parking Studv
APPENDIX A
Parking Counts
TCB
75A-55
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75A-61
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I-
Conditional Use Permit No. 2005-28
November 28, 2005
Page 1 of 3
Findings of Fact
A.
Wi 11 the proposed
contribute to the
community?
use provide a
general well
service or
being of
facility which will
the neighborhood or
On November 14, 2005 the Planning Commission held a study
session to discuss long-term stay business hotels and whether
they are an appropriate land use within Hotel Terrace (SD-12).
The Planning Commission commented that the area has tremendous
long term potential and that they are reluctant to make any land
use changes that would negatively impact the Hotel Terrace area.
Long-term stay hotels that meet the City's Design and
Development Standards were viewed as a product type that may be
appropriate in other areas of the City, but not wi thin Hotel
Terrace. The Commission did not wish to encourage lodging
products that primarily cater to longer term business travelers
within Hotel Terrace. The addition of full kitchens to hotel
rooms was not viewed as an upgrade to the hotel product
currently available within Hotel Terrace. The Commission would
like to attract more leisure travelers who are more likely to
support area restaurants and services because they are
vacationing in the area for shorter lengths of and not staying
in hotel rooms with kitchens where meals can be prepared in
guest rooms. The proximity of Hotel Terrace to area beaches, to
John Wayne Airport and to tourist attractions such as Disneyland
and Knott's Berry Farm is another reason why the Commission
feels Hotel Terrace should be marketed to vacationers and
leisure travelers visiting the area and not shift to an emphasis
on long-term stay business travelers. Based upon this policy
direction a long-term stay hotel would not contribute to the
general well being of the community as this hotel type may
preclude the City from attracting full service hotels to the
Hotel Terrace area which attract a higher percentage of leisure
and vacation travelers.
B. will the proposed use 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 project proposes to convert an existing hotel property into
a long-term stay business hotel. Long-term stay business
hotels by Santa Ana Municipal Code definition are
distinguished from regular hotels in that they provide a
fSa~~2
Conditional Use Permit No. 2005-28
November 28, 2005
Page 2 of 3
ki tchen in each guest room and are designed and operated to
primarily accommodate business travelers whose guest stays
vary in general from one week to a month or more. The
retrofitting of hotel rooms to provide sinks with disposals,
full refrigerators, cook tops and cup board storage was not
viewed as an upgrade in quality to the Hotel Terrace area.
The addition of kitchens would make it easier for these rooms
to be converted to a transient -residential hotel, where the
rooms are continuously occupied, which would be detrimental to
the health, safety and general welfare of persons residing or
working in the area.
C. will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
Long-term stay business hotels are not currently permitted
within SD-12 so zoning standards would need to be amended for
this use. The zoning code permits hotel products that do not
have kitchens. These hotels tend to cater to travelers who
stay at a hotel for shorter periods of time, which is not the
primary market of the proposed long-term stay business hotel.
There is a perception that converting the existing hotel into a
long-term stay hotel will preclude higher end full service
hotels from locating moving into the Hotel Terrace area. This
would adversely affect the economic stability or future
economic development of properties in the surrounding area and
would affect the City's goal of attracting full service hotels
that cater to vacationers and leisure travelers to Hotel
Terrace area.
D.
Will the proposed use comply with the regulations
specified in Chapter 41 of the Santa Ana Municipal
use?
and conditions
Code for such
The proposed project is not in compliance with the regulations
outlined within SD-12 as long-term stay business hotels are not
a permitted land use within SD-12. The project would require an
amendment to SD-12 to allow long term stay business hotels with
a conditional use permit. The project also requires a variance
for parking and requires approval to deviate from City adopted
design standards for long-term stay hotels.
75A-63
Conditional Use Permit No. 2005-28
November 28, 2005
Page 3 of 3
E. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed use of the property as a long-term stay business
hotel would adversely affect the General Plan as the proposed
use is not permitted within Specific Development Plan No. 12
and therefore the zoning of the property would be in conflict
with the General Plan.
75A-64
Variance No. 2005-62
November 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;
The project site is rectangular in shape and approximately 3.2
acres in size and located in the City's hotel district, referred
to as Hotel Terrace (SD-12). There is nothing unique about the
size or shape of the property that would keep the project from
meeting the letter of the zoning code. The project when
originally approved met the parking standards for a hotel and
could meet current standards by reducing the number of rooms
proposed for the proposed long-term stay business hotel.
B. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights;
The property currently operates as a hotel and could continue
to do so without the need of the proposed variance. The
applicant is proposing to change the use of the property from
a hotel to a long-term stay business hotel, which is not
permitted by current zoning regulations. The variance is not
needed for the preservation and enjoyment of the owner's
substantial property rights as the property could continue to
function as a hotel without the need of a parking variance.
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 for parking for a long-term stay
business hotel, which is a use that is not permitted within
Specific Development Plan No. 12, would be detrimental to the
public welfare and injurious to surrounding property.
f5l~gg
Variance No. 2005-62
November 28, 2005
Page 2 of 2
D. That the granting of a variance will not adversely affect the
General Plan of the City;
The Granting of the parking variance would adversely affect the
General Plan of the City. The parking variance is only one
component of a larger project that is not in compliance with the
regulations outlined within Specific Development No. 12. The
granting of a parking variance for a use that is not permitted
by City of Santa Ana zoning regulations would have an adverse
affect on the General Plan of the City.
75A-66
KO -1/4/06
RESOLUTION NO. 2006-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA DENYING ZONING ORDINANCE
AMENDMENT NO. 2005-03, DENYING CONDITIONAL
USE PERMIT NO. 2005-28 TO ALLOW A LONG-TERM
STAY BUSINESS HOTEL. VARIANCE NO. 2005-62 TO
REDUCE THE REQUIRED PARKING AND SITE PLAN
REVIEW NO. 2005-05 FOR THE PROPERTY LOCATED AT
2721 HOTEL TERRACE DRIVE
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. The Applicant is requesting approval of a zoning ordinance amendment to
amend the uses permitted within Specific Development Plan No. 12 (SD-
12) to include long-term stay business hotels with a conditional use permit
(CUP). The applicant is also requesting a conditional use permit for a
long-term stay business hotel, a 15 space parking variance, as well as site
plan review approval to operate the proposed long-term stay hotel at 2721
Hotel Terrace Drive.
B. On November 28, 2005, Zoning Ordinance Amendment No. 2005-03,
Conditional Use Permit No. 2005-28, Variance No. 2005-62 and Site Plan
Review No. 2005-05 came before the Planning Commission for a duly
noticed public hearing. The Planning Commission by a vote of 6:0 (De La
Torre absent) voted to recommend the City Council deny the above
referenced actions.
C. On January 17, 2006, the City Council held a duly noticed public hearing on
Zoning Ordinance Amendment No. 2005-03, Conditional Use Permit No.
2005-28, Variance No. 2005-62 and Site Plan Review No. 2005-05.
D. The City Council further finds that the emphasis of SD-12 should not shift
towards the inclusion of serving long-term stay business travelers. The
Zoning Ordinance Amendment for SD-12 is not warranted for numerous
reasons including, but not limited to, units with kitchens, which cater to
extended stay business clients, are not compatible with a long-term vision
for SD-12 to attract full service hotels to the area that cater to both
business and leisure travelers. Long-term stay business hotels that meet
the City's design standards may be appropriate elsewhere in the City, but
not in SD-12.
75A-67
Resolution No. 2006-xx
Page 1 of 4
E. Long-term stay business hotels are not a conditionally permitted use
within SD-12. As such, the City Council denies Conditional Use Permit
No. 2005-28.
F. The City Council's decision to deny Applicant's request for the Zoning
Ordinance Amendment renders Variance No. 2005-62 moot. In addition,
the property currently operates as a hotel and can continue to do so
without the need of the proposed variance. Moreover, there is nothing
unique about the size or shape of the property that would keep the project
from meeting the zoning code and the variance is not needed for the
preservation and enjoyment of the owner's substantial property rights as
the property can continue to function as a hotel without the parking
variance.
G. The Site Plan is not in compliance with the regulations outlined within SD-12
as long-term stay hotels are not permitted within SD-12.
H. In accordance with the California Environmental Quality Act, no
Environmental Documentation is required for the proposed project due to the
fact this project is denied.
Section 2. The City Council of the City of Santa Ana, after conducting the
public hearing, hereby denies Zoning Ordinance Amendment No. 2005-03, Conditional
Use Permit No. 2005-28, Variance No. 2005-62 and Site Plan Review No. 2005-05.
These decisions are based upon the evidence submitted at the abovesaid hearing,
which includes, but is not limited to: the Request for City Council Action dated January
17, 2006 and exhibits attached thereto; and the public testimony written and oral, all of
which are incorporated herein by this reference
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 January, 2006
Miguel A. Pulido
Mayor
75A-68
Resolution No. 2006-xx
Page 2 of 4
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. 2006-XXX 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
75A-69
Resolution No. 2006-xx
Page 3 of 4
75A-70