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31A - CUP 2010-01 - 500 W SANTA ANA BLVD
REQUEST FOR COUNCIL ACTION r"~~ a CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: APRIL 5, 2010 TITLE: APPROVED ? As Recommended CONDITIONAL USE PERMIT N0.2010-01 ? As Amended AND VARIANCE N0.2010-02 TO ALLOW A ? Ordinance on 15' Reading ? Ordinance on 2nd Reading REDUCTION IN PARKING FORA ? Implementing Resolution PROFESSIONAL TRADE SCHOOL AT 500 ? Set Public Hearing For WEST SANTA ANA BOULEVARD - CORINTHIAN COLLEGES, INC., APPLICANT CONTINUED TO _ L~~,~, C.-C _ FILE NUMBER _ CITY MANAGER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2010-01 as conditioned and Variance No. 2010-02 as conditioned. PLANNING COMMISSION ACTION On February 22, 2010, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2010-01 as conditioned and adopted a resolution approving Variance No. 2010-02 as conditioned by a vote of 5:0 (Turner absent) to allow a proposed professional trade school and a reduction in parking for Corinthian Colleges, Inc. at 500 West Santa Ana Boulevard located in the Professional (P) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. Lt Ja revino Executive Director Planning & Building Agency SK:rb sk\reports\cup10-01va10-02 Corinthian College.cc Exhibit: A. Planning Commission Staff Report 31 A-1 31 A-2 REQUEST FOR ry r ~Y Planning Commission Action ~ ~ F~~' PLANNING COMMISSION MEETING DATE: PLANNING COMMISSION SECRETARY FEBRUARY 22, 2010 APPROVED TITLE: ? As Recommended PUBLIC HEARING -FILED BY CORINTHIAN ? As Amended COLLEGES, INC. FOR CONDITIONAL USE PERMIT ? Set Public Hearing For N0.2010-01 AND VARIANCE NO. 2010-02 TO ALLOW DENIED A REDUCTION IN PARKING FOR A PROFESSIONAL ? Applicant's Request TRADE SCHOOL AT 500 WEST SANTA ANA ? Staff Recommendation BOULEVARD CONTINUED TO Prepared by Sergio Klotz Executive Director Plannin Manager RECOMMENDED ACTION 1. Adopt a resolution approving Conditional Use Permit No. 2010-01 as conditioned. 2. Adopt a resolution approving Variance No. 2010-02 as conditioned. DISCUSSION Request of Applicant Terri Lee with H. Hendy Associates, on behalf of Corinthian Colleges, Inc., is requesting approval of Conditional Use Permit No. 2010-01 and Variance No. 2010-02 to allow a proposed professional trade school and a reduction in parking for Corinthian Colleges, Inc. located at 500 West Santa Ana Boulevard. Property Description The project site is approximately two acres in size and is occupied by a four-story office building with approximately 39,516 square feet. A total of 258 parking stalls are currently provided within a parking garage immediately to the south of the office building. The parcel is located within the Professional (P) zoning district and has a General Plan land use designation of Professional and Administrative Office (PAO). The site is located on the southwest corner of Ross Street and Santa Ana Boulevard. Surrounding land uses include residential to the south, commercial to the east (downtown), pro#essional offices to the west and the Civic Center Plaza to the north (Exhibits 1 and 2). Project Description The applicant is proposing to allow a professional trade school to occupy the entire office building. Corinthian Colleges, Inc. is proposing both classroom facilities along with administrative offices within the existing building (Exhibits 3 and 4). EXHIBIT A 31 A-3 CUP No. 2010-01 and VA No. 2010-02 February 22, 2010 Page 2 Corinthian Colleges, Inc. is one of the largest postsecondary education companies in North America offering diploma programs and associate's, bachelor's and master's degrees in a variety of occupational areas. These areas include healthcare, transportation technology and maintenance, criminal justice, business, information technology and construction trades. It operates numerous campuses throughout North America including the City of Anaheim offering career-focused programs to adult learners. Classes are conducted at the project site along with hands-on instruction for particular subjects. A total of 25,618 square feet of administrative office and 13,898 square feet of classroom will be used for the school. The maximum student enrollment is estimated to be 975 students and 71 staff members. Class schedules are proposed in four shifts during the week: shift one will be scheduled from 6:00 a.m. to 10:00 a.m.; shift two will be scheduled from 10:00 a.m. to 2:00 p.m.; shift three will be scheduled from 2:00 p.m. to 6:00 p.m.; and shift four will be scheduled from 6:00 p.m. to 10:45 p.m., Monday through Friday. Approximately 10 percent of the students would attend classes on Saturdays. A total of 424 parking spaces are required for the proposed project while 258 parking spaces are provided within a parking structure on-site. The applicant has applied for Variance No. 2010-02 to allow a reduction in the required off-street parking for the proposed project. A parking study was conducted and is attached as Exhibit 5. Analysis of the Issues Conditional Use Permit Trade schools are allowed within the Professional (P) zoning district with an approved conditional use permit. The applicant is requesting approval of the conditional use permit to allow a professional trade school that primarily focuses on medical, business, accounting, criminal justice and paralegal training. The proposed school will provide a service to residents of the City of Santa Ana and surrounding communities. The conditional use permit process allows the City to thoroughly review the project and address potential impacts. The proposed site is currently developed with a professional office building and parking structure and is surrounded primarily by similar commercial development, along with residential to the south and the Civic Center government offices and the downtown commercial district. The allowance of the proposed professional school will help to inject a large number of potential customers into the downtown while filling a void between the civic center and downtown. The location of the proposed school could help to provide a link between the civic center and the downtown shops and restaurants by creating a large professional population that currently does not exist. ~II 31 A-4 CUP No. 2010-01 and VA No. 2010-02 I' February 22, 2010 Page 3 The school use would provide an additional educational opportunity within a professional career path. Additionally, much of the schools focus will be on professions currently found within the immediate surrounding community. Its location in close proximity to the County, State and Federal judicial system, as well as the professional office setting including medical practices provides an ideal site to teach and train students in the related fields. In order to ensure that the school use does not create any negative impacts on the surrounding area, conditions have been included to mitigate any potential problems. Security, parking and class schedules are addressed to minimize the possibility of the school affecting the surrounding community Variance The applicant has requested a reduction in the required parking typically assigned to trade schools. The parking structure provides a total of 258 parking spaces, while the Santa Ana Municipal Code requires 424 spaces. A variance allows an applicant to reduce parking based on demonstration that the municipal code requirements should be lessened based on the applicant's proposed use and operation. To provide an impartial analysis, a professional engineering consultant was hired to conduct an examination of the parking needs. The parking study and analysis completed by the consultant provides an evaluation of the parking needed for the school, the existing parking structure on-site and the city's parking requirement. The following is a summary of the parking study evaluation, findings and recommendations: • The school use will occupy the entire building with 15 classrooms totaling 13,898 square feet of classroom and 25,618 square feet of office area. • A 258 space parking structure exists adjacent to the office building. • The facility will operate Monday through Friday, with class sessions conducted between the hours of 6:00 a.m. and 10:45 p.m. Monday through Thursday, and between 6:00 a.m. and 6:00 p.m. on Friday. Classes are also proposed on Saturdays. • Class schedules are proposed in four shifts during the week; the first shift would operate from 6:00 AM to 10:00 a.m., the second shift from 10:00 a.m. to 2:00 p.m., the third shift from 2:00 p.m. to 6:00 p.m., and the fourth shift from 6:00 p.m. to 10:45 p.m. • The maximum student enrollment is estimated at 975 students, with 71 staff members. Approximately 10 percent of the student population would attend the Saturday classes, reducing the weekday student population by 98 students. The adjusted weekday population would be approximately 878 students, split between the four class shifts. 31 A-5 CUP No. 2010-01 and VA No. 2010-02 February 22, 2010 Page 4 • Per the City of Santa Ana parking requirements, a total of 424 spaces are required for 13,898 square feet of classroom area and 25,618 square feet of office area. Per the City's parking requirement, a deficit of 166 parking spaces exists. • Educational Institution parking requirements for a number of other cities in Orange and Los Angeles County were obtained and compared with the City of Santa Ana parking requirements. The City of Alhambra, City of Anaheim and City of Gardena, all of which have Everest College campuses similar to the one proposed in Santa Ana, have lower parking requirements than the City of Santa Ana. However, even for some of the cities that have a lower parking requirement, the 258-space parking structure still would not meet the parking requirement. • The class schedule and attendance assumes that, at peak operation, the greatest number of students attending classes at any one time would be 307 students, during the evening class shift, with 36 staff members. Approximately 19 percent of the student base will be non-drivers. Applying the nondriver assumption, if the evening class is at maximum enrollment and all students are in attendance, there would be 249 students who drove to the site for the evening class plus the 36 staff members. At maximum enrollment and 100 percent attendance, the parking supply of 258 spaces in the parking structure would be deficient by 27 spaces, compared to the peak demand. • The project applicant has identified available additional parking in the Civic Center area within the vicinity of the project site. The additional parking, totaling 148 stalls in the Civic Center area will not provide sufficient parking to meet the City's parking requirement but potentially alleviate some on-site parking congestion. • A queuing analysis was conducted to evaluate entry conditions. For aworst-case analysis, it was assumed that all arriving students in the maximum class session would arrive during the half hour before the start of the class. Based on this analysis, to avoid an inbound queue at the structure entrance that backs onto the public street, it is recommended that the entry procedures and equipment for the parking structure be designed so that the duration of the entry transaction is less than five seconds during peak arrival periods. A quicker entry transaction could be accomplished with an electronic pass card system, a parking permit displayed on the vehicle, or a ticket entry/pay on departure system. • Queuing conditions at the entrance could be alleviated by providing 10 to 15-minute breaks between class shifts, and/or staggering class start times. Implementing measures to encourage alternative travel modes and reduce single-occupant vehicles would also alleviate queuing and parking demand. 31 A-6 CUP No. 2010-01 and VA No. 2010-02 February 22, 2010 Page 5 • 19 percent of the student population is non-driving, and therefore use an alternative method of commuting such as bicycling, ride-sharing and using public transit. The project site and vicinity is well developed with sidewalks, crosswalks and pedestrian pushbuttons to accommodate the movement of pedestrians between the bus stops and the building. The applicant should provide a transit information area in the lobby of the building, where students can pick up current bus route schedules and maps, and should consider providing transit passes at a reduced rate to encourage transit ridership. Based on the analysis, parking on-site is not sufficient to fully provide the needed parking for the school use. Although 424 spaces are required by SAMC, the study concludes that a total of 285 spaces are needed. The parking structure contains 258 parking stalls and therefore, 27 additional parking spaces will need to be provided off-site. The applicant has been working with several properties within the immediate downtown area to secure the 27 parking spaces. The concept of utilizing parking within the downtown/civic center area is not unusual and to some extent parallels the practice used in suburban shopping centers. Parking can be shared between uses, either because of differing operational hours or the fact that customers park once to shop or visit throughout the downtown and civic center areas. Further, as a result of the study several conditions of approval are requested to ensure that the operation of the school use does not adversely affect the surrounding areas. In general, these conditions relate to: • Securing additional parking off-site; • Class schedules offer a 20-minute break between ending and starting; • Implement appropriate measures to reduce vehicle queuing at parking structure; • No public parking within parking structure; • Provide transit alternatives including reduced bus passes, carpool matching and convenient bike racks; and Additionally, because of the late night operation of the school, the Police Department has recommended an evening security service. Lastly, the parking for the project is directly tied to the specific floor plan submitted. Any future expansion of the school use or deviation from the approved floor plan resulting in a higher parking demand would require a re-evaluation of the conditional use permit and variance by the Planning Commission. The issuance of a conditional use permit will allow a professional trade school to provide educational opportunities for residents of the City as well as those within the surrounding communities while providing additional potential customers to the area. Staff has analyzed the project and has determined that the project will create minimal impacts to the surrounding properties. The request for a reduction in parking through Variance No. 2010-02 has been analyzed and with conditions can be accommodated and ensure the school will not negatively impact adjacent properties. Therefore, staff recommends approval of Conditional Use Permit No. 2010-01 and Variance No. 2010-02 as conditioned. 31 A-7 CUP No. 2010-01 and VA No. 2010-02 Febnaary 22, 2010 Page 6 CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15301(a). This Class 1 exemption allows existing facilities that will undergo minor interior alterations and are consistent with all applicable General Plan designations. Categorical Exemption Environmental Review No. 2009-179 will be filed for this project. Sergi otz C Princi a Pla er SK:jm skUeportslcupl0-Otva10-02 Corinthian College.pc 31 A-8 R1 R2 0 R2 Rt R1 R1 R1 Rt q2 Roll IRro~ R3- bll so 1 SP-3 SP-3 - 0 ND u -3 sj ~ Ra t I SP-3 ~ R2 R2 Rz v P R2 -1 SP-3 r- R1 ' R1 Ri R1 RI nz R2 P R2 Sv-3 SD_ SP-3 R2 R2 R2 P T5 SP-3 's I ~ S R1 R1 R1 P R2 R2 SP-3 i SP-3 ~ P R1 Rt R1 Rt RI ~ ~ P P P SP-3 Ip D " .a I I P P P SP•3 SP-3 SP-3 P m x„ SD-20 1,n.. 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R1 Rt R7 n M ~ R1 R1 R1 R2 _ a ~ I I ~ S RB R2 Rz R1 Rt R1 ~ LLL ..JJJ M I sM RB R2 R1 R1 R1 R, ~ID On ~ R7 R1 Rt R3 3 0 n a aL~L~CJ ~ c c'~Y' Rz R1 R7 ° Rt R1 R1 R3 R3 ~ n n nn nn n I ~ RB R1 R1 Al GENERALAGRICULTURAL CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE -B PARKING MODIFICATION GC GOVERNMENT CENTER R2 TWO-FAMILY RESIDENCE C-SM COMMERCIALSWTH MAIN M1 LIGHT INDUSTRIAL R3 MULTIPLE-FAMILY RESIDENCE C1 COMMUNRY COMMERCIAL M2 HEAVY INDUSTRIAL R4 SUBURBAN APARTMENTS Ct-MD COMM. COMMERCIAL~AUSEUM DISTRICT MO MILRARY OPERATIONS RE RESIDENTIAL ESTATE C2 GENERAL COMMERCIAL O OPEN SPACE SD SPECIFIC DEVELOPMENT C3 CENTRAL BUSINESS P PROFESSIONAL SP SPECIFIC PLAN q-A CENTRAL BUSINESS-ARTIST VILLAGE PCD PLANNED COMMUNR'Y DEVELOPMENT C4 PLANNED SHOPPING CENTER PRD PUNNED RESIDENTIAL DEVELOPMENT C5 AR7ERIALCOMMERCUL CUP 10-1NA 10-2 ~ CORINTHIAN COLLEGES, INC. ~/1 500 WEST SANTA ANA BLVD. - -~`=~600FEET 1" = 1000 FEET ~ P L A N N I N G A N D B V I L D I N G A G E N C Y VICINITY MAP EXHIBIT 1 31 A-9 i III 31 A-10 OFFICES FIFTH ST. GOVERNMENT CENTER ~~JQ. W RONALD REAGAN W FEDERAL COURTHOUSE PARK N'~PPNA c~i~ Sp FOURTH ST. H N C O M M E R A L W ~ V 2 Z C O M M E R C 1 L ~x O ~ ¢ ~ SURFACE P RK/NG y 4 Q PARKING ST UCTURE a THIRD STREET PARK MULTI FAMILY N RESIDENTIAL N CONDOMINIUMS MULTI FAMILY O RESIDENTIAL MULTI FAMILY RESIDENTIAL CUP 10-1 NA 10-2 CORINTHIAN COLLEGES, INC. 500 WEST SANTA ANA BLVD. P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31 A-11 31 A-12 '140'~i 718" - 718'-0'-_-_..... e ~ w > _R ~ y a~Q a~; - ~ R r ~ ~ \ \ 1'0~ s' - o _ ; - w s ~ w - . , ' R ~ IRS ~ ~d~~ 1 : - \ ~Q ~ { ,I AA ~ ~o ~ 7 ~ ~ i _ a~ ~ ~8~~~~ ~~~~~~R ROSS STREET m~ ~"~~Q~o ~~~I~ v.v RE;~ ;TREET y ~a w r, a ~ .s I ~c a ~ ! li.'. U s ; _ W z i¢ ,a .g ~i~ In ~ V, YELnLSi~tl~ ~ C 'I \ I Ica ,a y o ~l\~ I R9.~ ~ud> A D QILC b \ ~r 1t M P~ I T K --I azn ~ is n ~ ~ ~ ~ ~ ~ o , ~ _ ~ ~ ~ J= I 1 ;,1 f~ ~ 00000 6 ~ : ~a" ~ { of 1 9: _ J ~ , SRC v \ 4 I a' Gp 1 ~ g ~ h`: wue5 , 1~ ace ~~'n ~ cac ewe c i w~ i ,YJ ~ 1 - - - Y-r- - - ~ a ae i ~ ~ y.. ~ _ sf a R of z ~ ~ ~ ~ d~e 3W }~5 I .,,.K i, / R O S 5 S T R E E? ~ Y~ F i y 'm' w.auc a a,i ~a nn S~ 5 ky :x ~ ~'X' Can ~ ; ~ ~ a lt~i 6 ~ f; S'. ~ F ? j I) ~ ~ CUP 10-iNA10-2 ~z ; ~ _ ~ 3 ~ XHIBIT 3 _ $ ~ I~ 31A-14 ~ ~ ~ s L z ~ ~ U zzs J Q' ~u I ~ ~ p~~~ I ~ ~ _ Z J R t r ~ I I I S : a~ z .~m C~ c ~k~ ~ I zg4@'~~ ~ asec -1~ 4SRRS'4 III ~ ~ ~3~~a~ r' SSS'kiS E t; ~ e _ ~ ~ G L6, EEc ~ ~ 9 ~ ~ Y t.. _ y,~~~ o L ~ ~ t u. _ i ~ ~a' a ~ ~ ~ ~ ~ a ? 5 ~ ~ ~ l~~~ ~ ~ ~ ~ ~F r v _ ~ , s ~ ~ 3 ~ ..x~`t =i, ~ i 1_ ` i ~ ~ r ~ + ~ ~ LSL ~ r', 3 p s;~~ p I, _ c 6~ i ~ o ~ i ~ ~ '2`~ _ _ ~ - ~ ~ ~ _ ~ ~ r~ CUP 10-1NA10-2 EXHIBIT 4 31 A-15 31 A-16 Parking Study for the: CORINTHIAN COLLEGE IN THE CITY OF SANTA ANA Prepared foy.• The City of Santa Ana Kimley-Horn and Associates, Inc. February, 2010 cuP io-~iva~o-2 EXHIBIT 5 _ 31A-17 ,ill PARKING STUDY FOR THE CORINTHIAN COLLEGE IN THE CITY OF SANTA ANA Prepared for: The City of Santa Ana 20 Civic Center Plaza Santa Ana, California 92702 Prepared by: Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 400 Orange, California 92868 714-939-1030 February, 2010 © Kimley-Hom and Associates, Inc. ~ 31 A-18 PARKING STUDY FOR THE CORINTHIAN COLLEGE IN THE CITY OF SANTA ANA TABLE OF CONTENTS I INTRODUCTION ..............................................................................................................................1 PROJECT DESCRIPTION ................................................................................................................1 Existing Project Site l Proposed Project .............................................................................................................................3 CITY OF SANTA ANA PARKING REQUIREMENTS .................................................................3 City Pazking Requirements for Proposed Project ..........................................................................3 PARKING ANALYSIS ......................................................................................................................7 Pazking Requirement Comparison .................................................................................................7 Observation of Similar Sites ...........................................................................................................7 Alhambra Campus ......................................................................................................................7 Anaheim Campus ......................................................................................................................10 Gardena Campus .......................................................................................................................10 Reseda Campus .........................................................................................................................1 l Estimated Parking Demand ..........................................................................................................12 ADDITIONAL PARKING ...............................................................................................................15 QUEUING ANALYSIS ...................................................................................................................17 STTE ACCESS AND CIRCULATION ............................................................................................18 Site Access ....................................................................................................................................18 Parking Structure Circulation .......................................................................................................18 Pedestrian Circulation ...............................................................................................................18 Vehicular Circulation ................................................................................................................19 ALTERNATIVE TRAVEL MODES ...............................................................................................19 B icylce ...........................................................................................................................................19 Ride-share ................................................................................................................•--..................20 Transit ............................................................................................................................................20 SUMMARY OF FINDINGS AND RECOMMENDATIONS ........................................................22 31 A-19 LIST OF FIGURES II Figure I -Site Plan .............................................................................................................................2 Figure 2 -Proposed Floor Plan .................4 Figure 3 -Available Parking in Civic Center Area .........................................................................16 LIST OF TABLES Table 1 -Corinthian College Population .................................................................5 Table 2 -Summary of Parking Requirements and Parking Provided for Future Conditions...........6 Table 3 - Summary of City Parking Requirements for Educational Institutions ..............................8 Table 4 -Summary of City Required Parking ...................................................................................9 Table 5 - Summary of Comparable Campuses ................................................................................14 ATTACHMENTS ATTACHMENT A -City of Santa Ana Municipal Code -Chapter 41 (Applicable pages) ATTACHMENT B -Queuing Analysis Worksheet 31 A-20 PARKING STUDY FOR CORINTHIAN COLLEGE IN THE CITY OF SANTA ANA INTRODUCTION This report has been prepared to evaluate the parking requirements, queuing, and site circulation for the proposed Corinthian College. The proposed Corinthian College will occupy an existing ~ 39,516-square-foot office building, located at 500 West Santa Ana Boulevard in the Civic Center area in the City of Santa Ana. A 258-space parking structure is also located on the site, adjacent to and south of the building. The facility will become part of the Everest College campuses. The current parking supply will not provide enough parking to meet the City of Santa Ana Pazking Code requirements. This study has been prepared to determine whether or not the parking supply will be adequate to meet the needs of the proposed Corinthian College operation. The applicant is pursuing the opportunity to use additional parking, if needed, at three off-site locations in the Civic Center azea. Queuing at the entrance to the parking structure, and site circulation for vehicles and pedestrians will also be evaluated. PROJECT DESCRIPTION Existing Project Site The project site is located on the west side of Ross Street, between Santa Ana Boulevard and and Street. The site is a vacant office building totaling 39,516 square feet, with an adjacent parking structure. A site plan depicting the existing site is presented on Figure 1. The adjacent four-level pazking structure provides 258 parking stalls. The parking structure is accessed from 3rd Street. Currently, the on-site parking structure is used as paid public parking for the adjoining building (the proposed Corinthian College) and the surrounding buildings in the Civic Center area. The cost to park is $1.50 for up to one hour, $6 for all day, and $45 for a monthly pass. The parking structure is monitored by an attendant. The attendant collects the money from each driver on the way into the structure based on the amount of time the driver intends to park, gives the driver atime-stamped ticket, and theft checks the ticket on the way out to ensure the proper amount was paid. Pedestrian access from the parking structure to the building is provided in a number of locations. Corinthian College - 1 - February, 2010 Parking Study i 31 A-21 N NOT TO SCALE ' l~ i ` r / \ i ~ _ ~ ~ ~ \ ~ NOT APART / i / W C \ \ ~ . I ~ ~N I.L ~ d A I ~ ~ _ ~ ~~~K~ I ~ ~ ® ~ - - - - - ~ ~ ~ ~ I o ' t ~ r~ . ~ 11 I I I ' ~ ~~.S,rz- ~ 158'-10 718" , Y 1 ~s'-o" - - ~ ~ W. 3rd. STREET ' 9 FIGURE 1 SITE PLAN BCD _ 2, _ Kimley-Horn and Associates, Inc. 31 A-22 I! Proposed Project Corinthian College proposes to utilize the entire building, with 15 classrooms totaling 13,898 square feet of classroom floor area and 25,618 square feet of office area. A wpy of the proposed project floor plan is provided on Figure 2. The facility will operate Monday through Friday, with class sessions conducted between the hours of 6:00 AM and 10:45 PM Monday through Thursday, and between 6:00 AM and 6:00 PM on Friday. Classes are proposed on Saturdays; however, a class schedule has not yet been established. Class schedules are proposed in four shifts during the week; the fast shift would operate from 6:00 AM to 10:00 AM, the second shift from 10:00 AM to 2:00 PM, the third from 2:00 PM to 6:00 PM, and the fourth shift from 6:00 PM to 10:45 PM. The maximum student enrollment is estimated at 975 students, with 71 staff members. Approximately 10% of the total student population would be Saturday students, reducing the wcekday student population by 98 students. The adjusted weekday population would be approximately 878 students, split between the four class shifts. Table l summarizes the proposed breakdown of the weekday student and staff population by shift for Corinthian College. CITY OF SANTA ANA PARKING REQUIREMENTS The City of Santa Ana parking requirements are contained in Chapter 41, Article XV of the City's Municipal Code, which specifies the City's off-street parking requirements for a variety of land uses. A copy of relevant sections of Chapter 41, Article XV is provided as Attachireent A. City Parking Requirements for Proposed Project The City's parking code requirer~nts for the use proposed for Corinthian College are the following: Sea41-1402. Colleges, trade schools, business schools and adult education facilities • 1 space per 40 square feet of classroom floor area (25 spaces per thousand square feet), plus • 1 space per 333 square feet of office floor area (3 spaces per thousand square feet). Table 2 summarizes the pazking requirements per city code for the proposed Corinthian College. Per the city's parking code, a total of 424 spaces would be required for 13,898 square feet of classroom area and 25,6 ] 8 square feet of office area. Per the City's parking requirements, there would be a deficit of 166 parking spaces. Corinthian College - 3 - February, 2010 Parking Study . 31 A-23 I t ~ ..r L. - ~ . d 7 ~ is 1 . ~ i ~ y< r` i i y Y~ 4` ~i S ~ ..1 ' 1, r +N 1{ g~, _ P ~ m° ~ , ~ ~ x~ } ~r ~ - _ k; v _ _ - x` i~ h~ a' J .k~ t r.. :~y~ P# , 6 ^f .'rr r I _ iJ `i' LL k ~ J ~ LL .....,,„,.r , . ~ W ~ W~ ~ O ~ ~a ~ ~ ~a 31 A-24 TABLE 1 CORINTHIAN COLLEGE POPULATION Weekday Population' Occupants Shift 1 Shift 2 Shift 3 Shift 4 (6:OOAM-10:00AM) (10:00AM-2:OOPM) (2:OOPM-6:OOPM) (6:OOPM-10:45PM) Students 263 263 44 307 Staff 36 36 36 36 Total 299 299 80 343 ' Adjusted Population is based on the following assumptions: (a) Student population distribution will be 30% for Shift 1, 30% for Shift 2, 5% for Shift 3, and 35% for Shift 4. (b) Staff population distribution will be 50% for all shifts. Corinthian College - 5 - February, 2010 Parking Study 31 A-25 TABLE 2 CORINTHIAN COLLEGE SUMMARY OF PARKING REQUIREMENTS Parking Required Use Unit uanti Code' Parkin Educational -Classroom Floor Area KSF 13.898 25 347 ' Educational -Office Area KSF 25.618 3 77 i TOTAL Parking Re uired 424 TOTAL Parking Provided 258 Parking Excess (Shortfall) (166) ~ Source: City of Santa Ana Municipal Code Corinthian College - 6 - February, 2010 Parking Study 31 A-26 I PARKING ANALYSIS Parlung Requirement Comparison Educational Institution parking requirements for a number of other cities in Orange and Los Angeles County were obtained and compared with the City of Santa Ana pazking requirements. The cities are identified on Table 3 along with the parking requirement set forth in each City's Municipal Code. Some city parking requirements for educational institutions are based on square footage, similar to the City of Santa Ana parking code; others are based on student and staff population. The parking supply that would be required for the Corinthian College project based on the parking requirement for each city is summarized on Table 4. Parking requirements for those cities that are based on student and staffpopulation are calculated based on the maximum attendance in the peak period, which would be approximately 307 students and 36 staff as summarized on Table 1. As shown on Table 4, the parking requirement for each of the cities is lower than the City of Santa Ana, with the exception of the City of Buena Park. The City of Alhambra, City of Anaheim, and City of Gazdena, all of which have Everest College campuses similar to the one proposed in Santa Ana, have lower parking requirements than the City of Santa Ana. However, even for some of the cities that have a lower parking requirement, the 258-space parking structure still would not meet the pazking requirement. Observation of Similar Sites Four existing Corinthian College campuses were identified in Orange and Los Angeles Counties. The campuses identified operate as Everest College and are located in Alhambra, Anaheim, Gardena, and Reseda. Each campus was observed on a typical operating day. Alhambra Campus The Alhambra Everest College campus is a stand-alone building consisting of 19,289 square feet of office space and 19,248 square feet of instruction floor area. The campus is located on the northwest corner of the intersection of Mission Road and Date Avenue in the City of Alhambra, California. There are 560 students and 56 staff members at this site. The campus operates from 6:00 AM to 10:45 PM Monday through Thursday, and from 6:00 AM to 5:00 PM on Friday. The campus is closed on the weekends. The parking for the campus consists of a 156-stall surface parking lot located behind the building. A small visitor parking lot with 10 stalls is located at the front of the building. A total of 166 parking spaces are provided. Vehicular access to the campus is provided via one two-way gated driveway on Date Avenue, and one two-way driveway and one outbound-only driveway on Mission Road. Corinthian Colle e - g - 7 February, 2010 Parking Study 31 A-27 TABLE 3 SUMMARY OF CITY PARKING REQUIREMENTS FOR EDUCATIONAL INSTITUTIONS Ci /Jurisdiction Descri lion of Use Parkin R uirement Alhambra Professional, technical and vocational 1 space per 12S SF of GFA schools aheim Educational Institutions-Business 0.82 space per student, or 20 spaces per 1,000 SF of GFA for instructional area, whichever results in a greater number of spaces plus 4 spaces per 1,000 SF of GFA for office area Buena Park College, University, Vocational, Business, 33 spaces per 1,000 SF classroom, lab, or instructional area, plus or Trade School 4 s ce 1000 SF office or administration area Costa Mesa Trade schools; business colleges; dancing 10 spaces per 1,000 SF and music academies Fountain Valley Trade and business schools 1 space per student Gardena Trade schools 1 space per SO SF of gross classroom area, plus lus 1 s ace er em to ee lendale Schools, private specialized education and 28.6 spaces per 1,000 SF of floor area used for instruction trainin Huntington Beach School, Public or Private Trade Schools, i space per 35,000 SF of instructional area Music Conservatories Irvine College 0.5 space per faculty member and employee, plus 1 s ace er 3 students gone Niguel Trade School, Business College, 1 space per 3 student classroom capacity, plus Commercial School 1 s ce er facul or em to Orange Trade School, Business School, Adult 1 space per 35,000 SF of instructional area GFA Education San Clemente Business/Professional/I'tade 1 space per staff, plus 1 ace er 2 students Stanton Trade School, Business School, Adult 1 space per classroom, plus Education 1 s ace r 5 students Tustin Colleges/Universities 1 space per 3 students GFA=Gross Floor SF= Square Feet Corinthian College - 8 - February, 2010 Parking Study 31 A-28 TABLE 4 SUMMARY OF CITY REQUIRED PARKING Quantity/ Parking Required Buildfn /Use Unit Ca acity t Code Parkin Ci of Ssnts Ana Educational -Classroom Floor Area KSF 13.898 2S 347 Educational -Office Area KSF 25.618 3 77 T TAL Parkin Re 'red 2 Ci of AUrambrs Educational -Classroom Floor Area KSF 13.898 8 111 Educational -Office Area KSF 25.618 8 20S TOTAL Parkin Re aired 316 Ci of Anaheim Educational -Instructional Floor Area KSF 13.898 20 278 Educational -Office Area KSF 25.618 4 102 TOTAL Parkin Re aired 380 Ci of Buena Park Educational -Classroom Floor Area KSF 13.898 33 459 Educational -Office Area KSF 25.618 4 102 TOTAL Parkin Re wired 561 Ci of Costa Mesa Educational -Instructional Floor Area KSF 13.898 10 139 Educational -Office Area KSF 25.618 10 2S6 TOTAL Parkin R aired 395 Ci of Fountain Valle Educational -Student Student 307 1 307 Educational -Facult /Em to ee Staff 36 TOTAL Parkin Re aired 307 Ci of Gardena Educational -Classroom Floor Area KSF 13.898 20 278 Educational - Em to ees Staff 36 1 36 TOTAL Parkin R aired 314 Ci of Glendale Educational -Instructional Floor Area KSF 13.898 29 397 Educational - OfFice Area KSF 25.618 TOTAL Parkin Re aired 397 Ci of Huntln ton Beach and Ci of Oran e Educational -Instructional Floor Area KSF 13.898 28.6 397 Educational -Office Area KSF 25.618 - TOTAL Parkin Re aired 397 Ci of Irvine Educational -Students Student 307 0.33 102 Educational -Facult /Em to ee Staff 36 O.S 18 TOTAL Parkin Re aired 120 Ci of La una Nf uel Educational -Student Classroom Ca aci Student 307 0.33 102 Educational -Facult Bm to ee Staff 36 1 36 TOTAL Parkin Re aired l38 Ci of San Clemente Educational -Students Student 307 O.S 154 Educational - Facul /Em to eE Staff 36 1 36 TOTAL Parkin R aired 190 Ci of Stanton Educational -Students Student 307 0.2 61 Educational -Classrooms Rooms 15 1 1 S TOTAL Parkin Re aired 76 Ci of Tustin Educational -Students Student 307 0.33 102 Educational - Facul /Em to ee Staff 36 TOTAL Parkin Re aired 702 ~ Student quantities are based upon the maximum attendance in the peak period. Corinthian College - 9 - February, 2010 Parking Study 31 A-29 Parking was observed during typical operation on a weekday morning when the first class shift was in session. At the time of observation, during the morning class session, the parking demand was less than 100 spaces, and pazking spaces were available in close proximity to the building. Anaheim Campus The Anaheim Everest College campus is a stand-alone building consisting of 13,016 squaze feet of office space and 12,383 square feet of instruction floor area. The campus is located on the northwest comer of the intersection of Brookhurst Street and Crescent Avenue in the City of Anaheim, California. There are 871 students and 64 staff members at this site. The campus operates from 6:00 AM to 9:50 PM Monday through Thursday, and from 6:00 AM to 5:00 PM on Friday. The campus is closed on the weekends. The parking for the campus consists of a surface pazking lot located along all sides of the building, and in an auxiliary lot at the back of the building. A total of 239 pazking spaces aze provided. Seventeen spaces aze mazked as reserved for a medical office suite located in the same building. Vehicular access to the campus is provided via one two-way driveway on Brookhurst Street, and atwo-way driveway on Crescent Avenue. Parking was observed during typical operation on a weekday when class was in session. At the time of observation, midday, the parking demand was approximately 150 spaces. Parking spaces were available in close proximity to the building, and the auxiliary pazking area was 80% empty. Gardena Campus The Gardena Everest College campus is located in the Gardena Medical Plaza and consists of 15,471 square feet of office space and 15,130 square feet of instruction floor area. The campus is located on the northwest corner of the intersection of Redondo Beach Boulevard and New Hampshire Avenue in the City of Gardena, California. There are 750 students and 71 staff members at this site. The campus operates from 6:00 AM to 10:00 PM Monday through Thursday, and from 6:00 AM to 5:00 PM on Friday. The campus is closed on the weekends. The parking for the campus consists of a 61-stall surface parking lot located adjacent to the Gardena Medical Plaza. Adjacent to the surface parking lot is a parking structure. In addition to serving the Gardena Medical Plaza, the pazking structure also serves the Hustler Casino located across the street; the third and roof levels aze reserved for the casino. The parking structure provides 119 stalls for Everest College on the first and second levels; of the 119-stalls, 11 are handicap accessible and 42 aze 2-hour limit. A total of 189 monthly parking stalls are located sub-ground in the parking structure which is enforced by a lift-arm at the entrance. Monthly pazking spaces are assigned by numbers, but it is difficult to detemune which Garden Medical Plaza occupants utilize the stalls. Corinthian College - 10 - February, 2010 Parking Study 31 A-30 it Vehicular access to the campus is provided via one inbound-only driveway on Berendo Avenue (West of New Hampshire Avenue), one two-way driveway on Redondo Beach Boulevard with right-in/right-out only access, and one two-way driveway on New Hampshire Avenue. Parking was observed during typical operation on a weekday when class was in session. At the time of observation, midday, parking utilization was heavy. Parking spaces were mostly unavailable on the surface lots as well as the parking structure. Reseda Campus The Reseda Everest College campus is located in the Kaiser Hospital building and consists of 16,351 square feet of office space and 15,094 square feet of instruction floor area. The campus is located on the southeast corner of the intersection of Sherman Way and Lindley Avenue in the City of Reseda, California. There are 852 students and 76 staff members at this site. The campus operates from 6:00 AM to 10:45 PM Monday through Thursday, and from 6:00 AM to 6:00 PM on Friday. The campus is closed on the weekends. The parking for the campus consists of a surface parking lot located behind the building. A total of 129 parking spaces are reserved for Everest College. Vehicular access to the campus is provided via two two-way driveways on Lindley Avenue, and one outbound only driveway on Sherman Way. Parking was observed during typical operation on a weekday when class was in session. The 129 parking spaces are not enough to meet the needs of the facility. At the time of observation, during the midday session, no Everest Reserved parking stalls were available; vehicles were observed double-parked while they waited for parking, and other vehicles circled the parking lot searching for an empty Everest Reserved stall. Some Everest vehicles were observed using Kaiser reserved parking stalls on various occasions. Operating and site information for each campus is summarized on Table 5. Review of the operating and site information summarized in Table 5 reveals the following comparisons and observations for the proposed Santa Ana campus: • Of the four sites, the Alhambra campus and Anaheim campus most closely resemble the proposed Santa Ana campus, based on the single occupancy of the building. • The Anaheim campus has a population of 871 students and 64 staff members, which is closest to the estimated population for the proposed Santa Ana campus. • All four sites had a roughly equal proportional mix of classroom to office space, whereas at the Santa Ana site, the mix is proposed to be roughly 1/3 classroom and 2/3 office space. I Corinthian College - 11 - February, 2010 Parking Study 31 A-31 • Conclusions about the arkin demand for the Gardena site are not a licable to the P g PP Santa Ana site, since it was not possible to isolate the Everest College parking demand from the parking demand for other uses. • Conclusions about the parking demand for the Reseda site are not applicable to the Santa Ana site, since the parking supply was clearly inadequate to meet the needs of the College. • Actual observed parking demand for the Alhambra and Anaheim sites while class was in session ranged from 3 to 6 spaces per thousand square feet. • In both cases, the observed parking demand at the two comparable sites was less than what would be required by the City of Santa Ana Municipal Code. • Applying the higher observed rate of 6 spaces per thousand square feet to the total square footage for the Santa Ana site, the parking demand would be approximately 234 spaces. This is a conservative worst-case estimate, since the Anaheim site has a higher percentage of classroom spaces (at a higher parking requirement) than the proposed Santa Ana site. Estimated Parking Demand The discussion above indicates that, based on limited observations of comparable Everest College sites, the actual parking demand for this type of educational facility is substantially less than the City's parking code requirement. The observations have limitations, however, since the actual student enrollment and attendance at the time of the observations are not known. The parking supply that would be needed for the proposed Santa Ana Corinthian College site was estimated using another approach, based on information about the proposed operation of the facility, as provided by the project applicant. As previously presented on Table 1, the class schedule and attendance information indicate that, at peak operation, the greatest number of students attending classes on site at any one time would be 307 students with 36 staff members, during the evening class shift. The applicant has estimated that, based on experience with other sites, approximately 19% of the student base will be nondrivers, meaning that they will use an alternative mode of travel to get to class. Alternative travel modes include walking, bicycle, transit, carpooling, and being dropped off. Alternative travel modes are discussed in a later section of this report. Applying the non-driver assumption, if the evening class is at maximum enrollment, and all students are in attendance, there would be 249 students who drove to the site for the evening class. Assuming that all 36 staff members drive separately, the peak parking demand would be 285 spaces. At maximum enrollment, and 100% attendance, the existing on-site parking supply Corinthian College - 12 - February, 2010 Parking Study 31 A-32 i of 258 spaces in the parking structure would be deficient by 27 spaces, compared to the estimated peak demand. A contingency plan to identify additional off-site parking is discussed in the next section of this report. In addition to a potential shortage of parking during the peak class schedule, if class times are scheduled "back to back" with no break in between, there will be an overlap of parking demand, with students who have not yet left the campus still parked in the structure, while students of the next class are arriving in the structure. It is recommended that class shifts be scheduled such that there is a 10- to 15-minute break between start and end times, and/or that class times be staggered. These recommendations would also help alleviate potential queuing issues at the structure entrance, as discussed later in this report. Corinthian College - 13 - February, 2010 Parking Study 31 A-33 i o 0 N .5 epw~ Q ~ = °°p O C a~ v 7 0 ° v~ P~ 4~ O o u rte. ~ ~ .u u ~ ;e d ~ ~ ~ 0 a a 3 .5 a > $ ~ w ~ -appG • S .5 ~ ° o ~ ~ ~ j ~ 7' ~ ~ C ~ O 17 d OO C ~ a1 u 4 ~F,i ~ ~ ~j b ~ ~f sj ~ .C ~ ° ~ ,o ~ M' ~ .5 3 ~ ~ ° v ~ a Ali ~q 8 c ~i ~ b E' u ~ ° IS~C ~'S h 3~ v o 5 o` ~ w ~ w v ~ $ ~ c 5 'a o ? Fi og ~ ~ w e 'b C o eo a ~ G o c u Q x ~ ~ a .Uc ~ .mac a v eo u 3 u°~ m H~ a o v c ~ •~~xa~ ~gi•a ~ Sou.., a~a$.G ~q~p,c 0. c$ 3.5 d F o-~ 3 0~ ° °°U a ~'S 3 ~9 ~~.J ~~'S E m 5 u.0.'' ~ ~ aG ~.y7. ~ ~G ~ ~ S EQ o ~ ~ b b ~ .p b ~ ~ ~ y e0 ~ ~ ~ ~ ° 'g 7 p o eon Q Q g x :4 ya G ~ 5 ~ 4 c C3 .4 w° ° c. p o ° " o ~ o ~cm e0 ~yy3 8° t~ ~ 0 00 ,xd ~~y ~ p~ ~ Ny7 ~ ~ ~ r ~ ~ 00 ~p. aEq~ ~ ° u .C ° ~ ~ ° O ~ ~ O O~ ~ O w 'a a~i ~ O v ~ YG2 ~ •rO ~ a ~5 o ~ ~ aG. ~ ~ o a a = a E ~i o ~ 'a a. ° ~ w w rJi ~ ~ ~ P. ~ . = ° ~ .y ~ a ~ ~ W a. a J v° ~ via '`~'Fa °~a ~~o~. ~ L` O ~ V1 O~ vi Vt ~ ~D cx a~a a€a ~~a a~a p~q a E-~ U ~ ~ ,o _ 1 I' Vl ~ C~ h W w ~ ~ o a ~ $ o ° o~'o M F h M 1O° ^ ~ n O M N M M v p O W ~ 00 M O ~p~ pp N M .M. O ~g. w $ o-a ~ ~ ~ ~ ~ _ ~ N O V M 0 ~ ~ pp.~. ~ 'O N 3 w m ~g b~ ~g o ~ y7 3 ~ S gF $ VJ N ~ V h ~ ~ ~ L ~ e° ~ a ~ ~ a _ a ~ ~ u ~ u ~ u ~ u U a pp ~Q Q f+ W CJ W U W V W U ~ V1 $ C :~t U a 31 A-34 ADDITIONAL PARKING Based on the City parking code requirements for the proposed Corinthian College use, a total of 424 parking spaces would be required. The site provides 258 parking spaces in an adjacent parking structure. Therefore, the site has a deficit of 166 stalls, based on city code requirements. Site observations of comparable uses indicate that the actual parking demand for this type of educational facility is substantially less than the City's parking code requirement. However, a technical estimate, based on worst-case conditions of maximum enrollment and 100% attendance during the peak class shift indicates that there could be a 27-space deficit. The project applicant has identified available additional parking in the Civic Center area within the vicinity of the project site. Three sites could accommodate potential parking overflow for the proposed Corinthian College, if needed. The three sites are Parkside Plaza, Park Tower, and Transit Tower. Figure 3 shows the location of the three alternatives. Parkside Plaza has approximately 48 surface stalls and is located on Ross Street across the street from the project site. A painted cross-walk providing access to the site is located at the stop- controlled intersection of 3`~ Street and Ross Street. Park Tower and Transit Tower arc located on 5`~ Street, east of Ross Street, and may provide approximately 100 stalls in the parking structure. A painted cross-walk with pedestrian push-buttons is located at the signalized intersection of Ross Street and Santa Ana Boulevard. Negotiations have not yet been entered with the respective landlord of each facility for use of the available parking. It should be noted that once a lease is negotiated, the landlord may require the right to terminate the lease agreement should the building meet certain occupancy. if contingency parking arrangements are made for overflow parking, it is recommended that the off- site parking facility accept Corinthian College parking permits. if parking permit accommodation cannot be made in the off-site lots, then Corinthian College should subsidize the difference in cost to park in the remote lot. The additional parking, totaling 148 stalls, identified in the Civic Center area will not provide sufficient parking to meet the City's full parking requirement of 424 spaces, but could potentially alleviate some on-site parking congestion, and would adequately accommodate the estimated peak parking need of 258 spaces during the peak class shift. Corinthian Colkgc - 15 - February, 2010 Parking Study 31 A-35 ~ ~ ; a c ~ ~ _ I i € v _ - AVMalfO!!8 '1 ~ ~ _ ~ ® m << ~ _ ~ ~ o i _ ~ N ~ Y `~,15 SS02i ~'~LS 1S SSOl1 - w v. a _ c ~ I ~ ~N ~ i 0. 4 ~ Q s # _ - ~ ~ ~ ~ ~ ' j 1S ~ 1 d I' r~ 5 ~p _ ~ ~ - _ ~ I ® ® a - r ~ ~ is a3+rno~ ~ y~ ~ ~ Z ~~I ~ W ~ o~ ~ ® ~ ~ c~ i ~ ~ ~ z ' ~ ~ Q F~~ J N 1 w W Q i; ~ _ _ ~ ~ a ~ $ _:~sNO;~-r~s:.~ ~ ice' 1 ~ ~ 31 A-36 UEUING ANALYSIS Q Corinthian College proposes to take over the entire 500 West Santa Ana Boulevard building and the parking structure for their operation. The method of operation of the parking structure intake gate for the Corinthian College has not yet been established. Careful consideration of the operation of the structure is needed, since under peak arrival conditions (prior to class start times), vehicles could queue in the inbound lane, and potentially backup onto 3'~ Street. The entrance to the parking structure provides approximately 65 feet inbound queuing distance between 3'~ Street and the parking structure gate. Assuming a vehicle queuing distance of 20 to 25 feet per vehicle, the driveway will accommodate a queue of 2 to 3 vehicles on the inbound lane. The length of the inbound queue at the structure gate will be a product of a number of factors, including the number of lanes available for arriving vehicles, the amval rate of the inbound vehicles (number of student and staff arrivals at peak times) and the amount of time it takes to process each incoming vehicle. For example, the service time for each entering vehicle would be less than 5 seconds per vehicle for aticket/lift-arm and pay-0n-departure or for an electronic card entry operation, but could be 30 seconds or more for pay-upon-entry or manual identification verification operation. A queuing analysis was conducted to evaluate entry conditions. For aworst-case analysis, it was assumed that all arriving students in the maximum class session (estimated to be 249 students) would arrive during the half hour before the start of the class. Based on this analysis, to avoid an inbound queue at the structure entrance that backs onto the public street, it is recommended that the entry procedures and equipment for the parking structure be designed so that the duration of the entry transaction is less than 5 seconds during peak arrival periods. This could be accomplished in a number of ways, including with an electronic pass card system, a parking permit displayed on the vehicle, or a ticket entry /pay on departure system. A longer entrance transaction would potentially result in queues in the peak arrival times that would extend beyond the entrance throat into the street. The queuing analysis worksheet for the project driveway is located in Attachment B. As indicated above, queuing conditions at the entrance could be alleviated by providing 10- to 15- minute breaks between class shifts, and/or staggering class start times. Implementing measures to encourage alternative travel modes and reduce single-occupant vehicles would also alleviate queuing and parking demand. Corinthian College - 17 - February, 2010 Parking Study 31 A-37 SITE ACCESS AND CIRCULATION Site Access III The entrance for the parking structure consists of one inbound and one outbound lane with gated entry and exit operation. The access is located on 3rd Street, approximately 120 feet west of the all-way stop-controlled intersection of 3rd Street and Ross Street. 3`d Street is a two-way divided street with one travel lane in each direction and a center two-way-left-turn lane. The structure entrance accommodates both right and left-turn movements for inbound and outbound traffic. Inbound left turning vehicles can stack in the two-way-left-turn lane while waiting to enter, if necessary, without blocking eastbound through traffic. Inbound right-turning vehicles have enough lane width to tum right into the driveway with minimal interference with westbound through traffic. Sight distance for the existing entrance location was evaluated. Outbound vehicles have a clear line of sight in both the eastbound and westbound direction on 3rd Street. The entrance is located 120 feet away from the stop-controlled intersection of 3`d Street and Ross Street. The stop control at the intersection provides outbound vehicles looking to the east adequate decision time to exit the structure onto 3`d Street. The parking structure is currently used for public parking, which is promoted with prominent signage at the entrance and at the southeast corner of the building on Ross Street. This signage should be replaced with new, prominent signage reading "Corinthian College Parking Only, No Public Parking, Permit Required". Parking Structure Circulation The parking structure is a four-story structure with asingle-loop ramp design. All drive aisles are two-way, and all parking is 90-degree. Drive aisles are 25 feet in width, which complies with city standards for two-way 90~iegree parking aisles. Pedestrian Circulation An entrance for pedestrians to the office building from the parking structure is located at the northeast corner of the first level. Stairs to the upper parking structure levels are provided at the southeast and northwest corners of the structure. The staircase on the southeast corner provides direct access to the street and Civic Center area, and the staircase on the northwest corner provides direct access to the proposed Corinthian College site. No elevator is provided in the parking structure. Handicap parking is located on the first level and third level closest to the building, with a designated path of travel to the building, as shown on the site plan. Corinthian Colege - 18 - February, 2010 Parking Study 31 A-38 City streets surrounding and leading to the site all have sidewalks on both sides. A brick-paved plaza connects the front building entrance to both Ross Street and Santa Ana Boulevard. Striped crosswalks are provided on all four legs of the stop-controlled intersection of 3rd Street and Ross Street and striped crosswalks and pedestrian push buttons are provided on all four legs of the signalized intersection of Santa Ana Boulevard and Ross Street. In addition, an uncontrolled mid-block crosswalk with decorative pavers is provided on Ross Street at 4~' Street, neaz the northeast comer of the building. The sidewalk and crosswalk network in the project vicinity provides convenient access to and from the OCTA bus stops on Santa Ana Boulevard and on Ross Street near the building. Amore detailed discussion of transit service in the azea is provided in the Transit section of the report. Vehicular Circulation The pazking structure is currently a gated operation with alift-arm on the inbound and outbound lanes, and a parking attendant. Vehicles entering the pazking structure receive atime-stamped ticket card from the attendant, and the same attendant checks the ticket upon exiting. This sometimes causes a queue for inbound and /or outbound traffic, particularly when vehicles are entering and exiting simultaneously. Based on the current parking layout and gate operation, an outbound queue could block access to and from the row of parking spaces along the west wall of the parking structure adjacent to the gate. The proposed Corinthian College class schedule could result in a high turnover of inbound and outbound vehicles between shifts. In order to minimize vehicle-to-vehicle conflict during the turnover between shifts, an automatic enter and exit system should be implemented to expedite processing inbound and outbound vehicles. The high turnover of inbound and outbound vehicles at one time may be alleviated by providing l0- to 15-minute breaks between shifts, andlor staggering class start times. ALTERNATIVE TRAVEL MODES Based on information provided by Corinthian College, it is assumed that 19% of the student population is non-driving, and therefore use an alternative method of commuting, such as those discussed in this section. The use of alternative trans ortation could reduce the arkin demand i P P g and vehicle queuing at the entrance. Bic lce Y Although there are no bicycle lanes provided on the streets surrounding the project site, bicycling is one form of alternative travel that could appeal to the student population. Secure bicycle racks should be provided within the building or the parking structure to accommodate and encourage bicycle ridership. Corinthian College - 19 - February, 2010 Parking Study 31 A-39 Ride-share Ride-sharing or carpooling is the shared use of a vehicle by a driver with one or more passengers. Ride-sharing would greatly reduce the demand for parking for the proposed Corinthian College. Provided that all parking in the Civic Center area is pay-to-park or parking permits are required to park in the structure, some students may make a conscious effort to save money by ride-sharing. The applicant should provide aride-matching service to encourage and facilitate ride-sharing. Transit The Orange County Transportation Authority (OCTA) provides local and regional bus service throughout Orange County, including the City of Santa Ana. OCTA bus stops within the study area are located to the east on Ross Street, to the north on Santa Ana Boulevard, and to the south on 19` Street. The following bus routes operated by OCTA service the proposed Corinthian College area during operating school hours. OCTA Route SS operates between the City of Santa Ana and the City of Newport Beach via Standard Avenue, Bristol Street, Fairview Street, and 17~' Street in a north-south direction. Route 55 provides service to the cities of Santa Ana, Costa Mesa, and Newport Beach. Route 55 provides service to the project site along Santa Ana Boulevard and Ross Street with the nearest bus stop at the intersection of Ross Street and 4`~ Street. Route 55 operates weekdays from 4:20 AM to 11:45 PM and on weekends and holidays from 4:55 AM to 11:45 PM with 10- to 15- minute headways throughout the day. OCTA Route 64 operates between the City of Santa Ana and the City of Huntington Beach via Bolsa Avenue and 16` Street in aneastbound-westbound direction. Route 64 provides service to the cities of Tustin, Santa Ana, Garden Grove, Westminster, Midway City, and Huntington Beach. Route 64 does not provide service directly to the project site, but has a nearby bus stop at the intersection of Flower Street and 1 S` Street just one block south of the project site. Route 64 operates weekdays from 4:40 AM to 11:30 PM and on weekends and holidays from 5:15 AM to 10:50 PM with 5- to 15-minute headways throughout the day. OCTA Route 83 operates between the City of Anaheim and the City of Laguna Hills via Interstate 5 and Main Street in anorthbound-southbound direction. Route 83 provides service to the cities of Anaheim, Santa Ana, Laguna Woods, and Laguna Hills. Route 83 provides service to the project site along Santa Ana Boulevard with the nearest bus stop at the intersection of Ross Street and Santa Ana Boulevard. Route 83 operates on weekdays from 4:40 AM to 12:15 AM with 5- to 40-minute headways, and on weekends and holidays from 5:30 AM to 11:55 PM with 5- to 30-minute headways. OCTA Route 206 is an express bus that provides service between the City of Santa Ana and the City of Lake Forest via Interstate 5 in anorthbound-southbound direction. Route 206 provides service to the project site along Santa Ana Boulevard with the nearest bus stop at the intersection Corinthian College - 20 - February, 2010 Parking Study 31 A-40 of Ross Street and Santa Ana Boulevard. Route 206 operates on weekdays during the morning peak hour in a southbound direction from 5:30 AM to 7:45 AM with 15- to 30-minute headways and in the evening peak hour in a northbound direction from 3:20 PM to 5:40 PM with 10- to 40- minute headways. There is no weekend service. OCTA Route 462 operates between The Depot at Santa Ana and the Civic Center area in the City of Santa Ana via Santa Ana Boulevard and Civic Center Drive in aneastbound-westbound direction. Route 462 provides service to the project site along Santa Ana Boulevard with the nearest bus stop at the intersection of Ross Street and Santa Ana Boulevard. Route 462 operates on weekdays during the morning peak hour from 6:00 AM to 9:10 AM with 5- to10-minute headways and in the evening peak hour from 3:45 PM to 5:30 PM with 5- to10-minute headways. There is no weekend service. OCTA Route 7S7 is an express bus that provides service between the Pomona Fairplex Park-and- Ride in the City of Pomona and the City of Santa Ana via Freeway 57 in a northbound- southbound direction. Route 757 provides service to the project site along Santa Ana Boulevard with the nearest bus stop at the intersection of Flower Street and Sixth Street. Route 757 operates on weekdays during the morning peak hour in a southbound direction from 5:40 AM to 7:35 AM with 10- to 20-minute headways and in the evening peak hour in a northbound direction from 4:40 PM to 6:46 PM with 10- to 25-minute headways. There is no weekend service. As described in the pedestrian circulation section, the project site and vicinity is well-developed with sidewalks, crosswalks, and pedestrian pushbuttons to accommodate the movement of pedestrians between the bus stops and the building. The applicant should provide a transit information area in the lobby of the building, where students can pick up cunent bus route schedules and maps, and should consider providing transit passes at a reduced rate to encourage transit ridership. Corinthian College - 21 - February, 2410 Parking Study ~1 ~_d1 SUMMARY OF FINDINGS AND RECOMMENDATIONS • • The proposed Corinthian College will occupy an existing 39,516 squaze foot building located at 500 West Santa Ana Boulevard in the Civic Center area in the City of Santa Ana. Corinthian College proposes to utilize the entire building, with 15 classrooms totaling 13,898 square feet of classroom floor area and 25,618 square feet of office azea. The building is located adjacent to a 258-space parking structure • The facility will operate Monday through Friday, with class sessions conducted between the ~ hours of 6:00 AM and 10:45 PM Monday through Thursday, and between 6:00 AM and 6:00 PM on Friday. Classes aze proposed on Saturdays; however, a schedule has not yet been established. • Class schedules aze proposed in four shifts during the week; the first shift would operate from 6:00 AM to 10:00 AM, the second shift from 10:00 AM to 2:00 PM, the third from 2:00 PM to 6:00 PM, and the fourth shift from 6:00 PM to 10:45 PM. • The maximum student enrollment is estimated at 975 students, with 71 staff members. Approximately 10% of the student population would attend the Saturday classes, reducing the weekday student population by 98 students. The adjusted weekday population would be approximately 878 students, split between the four class shifts. • Per the City of Santa Ana parking requirements, a total of 424 spaces are required for 13,898 • square feet of classroom area and 25,618 square feet of office area. Per the City's parking requirement, a deficit of 166 parking spaces exists. • Educational Institution parking requirements for a number of other cities in Orange and Los Angeles County were obtained and compared with the City of Santa Ana pazking requirements. The City of Alhambra, City of Anaheim, and City of Gardena, all of which have Everest College campuses similar to the one proposed in Santa Ana, have lower parking requirements than the City of Santa Ana. However, even for some of the cities that have a lower parking requirement, the 258-space parking structure still would not meet the parking requirement. • The class schedule and attendance assumes that, at peak operation, the greatest number of students attending classes at any one time would be 307 students, during the evening class shift, with 36 staff members. The applicant has estimated that, based on experience with other sites, approximately 19% of the student base will be non-drivers. Applying the non- driver assumption, if the evening class is at maximum enrollment, and all students are in attendance, there would be 249 students who drove to the site for the evening class. At maximum enrollment, and 100% attendance, the parking supply of 258 spaces in the parking structure would be deficient by 27 spaces, compared to the peak demand. • Corinthian College - 22 - February, 2010 Parking Study 31 A-42 i • The project applicant has identified available additional parking is the Civic Center area within the vicinity of the project site. The additional parking, totaling 148 stalls in the Civic Center area will not provide suffcient parking to meet the City's parking requirement but could potentially alleviate some on-site parking congestion. • A queuing analysis was conducted to evaluate entry conditions. For a worst~ase analysis, it was assumed that all arriving students in the maximum class session would amve during the half hour before the start of the class. Based on this analysis, to avoid an inbound queue at the structure entrance that backs onto the public street, it is recommended that the entry procedures and equipment for the parking structure be designed so that the duration of the entry transaction is less than 5 seconds during peak arrival periods. A quicker entry transaction could be accomplished with an electronic pass card system, a parking permit displayed on the vehicle, or a ticket entry /pay on departure system. • Queuing conditions at the entrance could be alleviated by providing 10- to 15-minute breaks between class shifts, and/or staggering class start times. Implementing measures to encourage alternative travel modes and reduce single-occupant vehicles would also alleviate queuing and parking demand. • Based on information provided by Corinthian College, it is assumed that 19% of the student population is non-driving, and therefore use an alternative method of commuting, such as bicycling, ride-sharing, and using public transit. The project site and vicinity is well- developed with sidewalks, crosswalks, and pedestrian pushbuttons to accommodate the movement of pedestrians between the bus stops and the building. The applicant should provide a transit information area in the lobby of the building, where students can pick up current bus route schedules and maps, and should consider providing transit passes at a reduced rate to encourage transit ridership. Corinthian College - 23 - February, 2010 Parking Study 31 A-43 31 A-44 i ATTACHMENT A CITY OF SANTA ANA MUNICIPAL CODE 31 A-45 ARTICLE XV. OFF-STREET PARKING Page 1 of 19 ARTICLE XV. OFF-STREET PARKING ' DIVISION 1. GENERAL REQUIREMENTS Sec. 41-1300. Location of required off-street parking. Parking facilities shall be located on the same lot or site or on a lot or site contiguous thereto. Any property used for required parking shall be under the same ownership as the uses served or shall be restricted in such a manner as to prevent the severance of the parking facilities and use by sale, trade, lease or any other conveyance. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1301. Prohibition against display of vehicles, trailers, vessels and other personal property for sale. (a) No person shall park or place a vehicle, trailer, or vessel or other personal property upon a public or private street, parking lot or any public or private property for the purpose of displaying such vehicle, trailer, vessel or other personal property thereon for sale, hire or rental, or for other advertising purposes, unless said property is properly zoned by the city for such purpose and the vendor is duly licensed to transact such business at that location. (b) Subsection (a) shall not prohibit any person from parking or placing a vehicle or vessel or other ersonal ro ert on rivate residential ro belon in to or occu ied b the owner of P P P Y P P PertY 9 9 P Y such vehicle, vessel or other personal property, for the purpose of displaying the same for sale, hire or rental. (c) "Vehicle" as used in this section shall mean a "vehicle" as defined in Section 670 of the California Vehicle Code, as the same now reads or may hereafter be amended. (d) "Vessel" as used in this section shall mean a "vessel" as defined in Section 9840(a) of the California Vehicle Code, as the same now reads or may hereafter be amended. (e) The parking or placing of any vehicle or vessel or other personal property with a sign or other advertising device thereon or proximate thereto, indicating such vehicle or vessel or other personal property is for sale, hire or rental, shall constitute prima facie evidence that such vehicle, vessel or other personal property was parked or placed for the purpose displaying same for sale, hire or rental, or other advertising. (f) A violation of this section shall constitute an infraction punishable in the same manner as provided in section 36-27 of this Code, as the same now reads or may hereafter be amended. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 1, 12-15-97) Sec. 41-1302. Prohibition against use of required parking spaces for other purposes. (a) No person shall use or allow the use of any parking space or area designed for the parking of vehicles, and necessary to provide parking spaces in full or partial satisfaction of the off-street parking requirements of this chapter, for any purpose which obstructs or prevents the use of such parking space or area for the parking of vehicles on a regular basis. http://library2.municode.com/default-testlDocView/14452/1/250/265 1128!2010 31 A-46 ARTICLE XV. OFF-STREET PARKING Page 2 of 19 (b) The use of a required parking space for the storage of any automobile for more than seventy-two (72) hours, or for the storage of equipment, shall be deemed to be an obstruction or activity which prevents the use of such parking space for the parking of vehicles on a regular basis within the meaning of subsection (a) of this section. (c) Subsection (b) does not apply to the parking of a vehicle at a residence provided the vehicle is operational and the parking of the vehicle does not conflict with access and parking of other vehicles. {Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 2, 12-15-97) Sec. 41-1303. Dimension of parking area and access. (a) Parking stalls shall not be less than eight (8) feet six (6) inches wide and eighteen (18) feet long, except as noted in subsections 41-1320(c) and (d). Where double-striping is required, the width of stalls shall be measured from lines midway between each pair of stripes. Structural, mechanical, utility or similar appurtenances are only permitted adjacent to required stall areas if the required width of the stall is increased at least six (6) inches and if the appurtenance is not located so as to interfere with safe and free parking movement or car door opening or of visibility. No appurtenance shall be permitted in the area in front of a parked car unless located in its entirety at least four (4) feet above surface level. Parking lot lights and tree wells, however, may encroach no greater than eighteen (18) inches into a front corner of a parking stall. (b) Aisles to and from parking stalls shall not be less than: (1) Thirteen (13) feet wide for one-way aisles with 30-degree parking. (2) Fifteen (15) feet wide for one-way aisles with 45-degree parking. (3) Eighteen {18) feet wide for one-way aisles with 60-degree parking. (4) Twenty-three (23) feet wide for 90-degree parking. {c) Circulation within a parking area must be such that: (1) A car entering the parking area need not enter a street to reach another aisle except on a street with a standard industrial street cross section. (2) A car need not enter a street backwards. This provision shall not apply to off-street parking required in sections 41-1320 and 41-1321, or prohibit the backing of motor vehicles into a street which has a standard industrial street cross-section regardless of the use on the lot abutting said industrial street. (3) All parking stalls and garages shall be accessible and usable. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 3, 12-15-97; Ord. No. NS-2710, § 29, 5-1-06) Sec. 41-1304. Maintenance and operation. (a) Bumper guards, curbs or other suitable barriers shall be provided to protect public streets and sidewalks, to prevent parking in areas where no parking is permitted, to prevent parked vehicles from extending beyond the parking area boundary line or intruding into any pedestrian walkway, and to prevent vehicles from contacting any wall, fence or landscaped area. (b) When the parking area abuts residentially zoned property, property used for residential purposes, or sensitive land uses, a minimum six-foot hi h mason wall shall be erected alon 9 ry 9 such property lines, except that such wall shall not exceed four (4) feet in height along any required front yard of the adjacent property. http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-47 ARTICLE XV. OFF-STREET PARKING Page 3 of 19 (c) Lights used to illuminate the parking area shall be reflected away from any residence or sensitive land use. (d) All required stalls shall be clearly outlined with double-striping on the surface of the lot. (e) The parking area and driveways shall be paved with asphaltic or concrete surfacing. (f) All parking areas shall be accessible to vehicles via driveways and aisles of the size specified herein. (g) Cart corrals shall be provided throughout parking lots for uses that rely on shopping carts i for normal business operations. (h) Sensitive land uses as used in this section are those adjacent land uses such as child care facilities, parks, schools, churches, convalescent homes, and hospitals that will be potentially impacted by the proposed parking lot and ancillary parking activities. (i) All parking areas required by this chapter are to be maintained in a safe, clean and repaired state with no potholes, solid paving, and legible striping. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 4, 12-15-97; Ord. No. NS-2446, § 23, 9-18-00) Sec. 41-1305. Loading space requirements. Every building involving the receipt or distribution by vehicle of materials or merchandise incidental to carrying on such activity shall be provided with at least one (1) space for standing, loading and unloading of vehicles to avoid undue interference with the public use of on-site travel aisles, streets and alleys. Such space shall be provided at a size sufficient to accommodate the largest delivery vehicle likely for the building and in no case be less than ten (10) feet by twenty-five (25) feet. Loading zones shall be provided at a rate of one (1) for every ten thousand (10,000) square feet of floor area or outdoor storage area. Afourteen-foot minimum height clearance shall be maintained. Loading zones shall not interfere with or be used for off-street parking purposes. Loading zones shall be clearly designated and labeled, and may not be located adjacent to property used or zoned for residential purposes. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 5, 12-15-97) Sec. 41-1306. Handicapped parking. a Number. A rtion of the re uired off-street arkin s aces re uired for an use b this Po q P 9 P q Y Y chapter shall be designed for physically handicapped persons in accordance with state law and the following standards: TABLE INSET: Total Number of Number of Spaces Parking Spaces for Handicapped Persons 1-25 1 26-50 2 51--75 3 76-100 4 101-150 5 151--200 6 http://library2.municode.com/default-test/DocV iew/ 14452/1 /250/265 1 /28/2010 31 A-48 ARTICLE XV. OFF-STREET PARKING Page 4 of 19 201--300 7 301--400 8 401--500 9 501-1,000 2% of total 20 plus 1 for each 100 Over 1,000 spaces provided over 1,000 (b) Design, designafion, and location. Handicapped persons' parking spaces shall, at a minimum, comply with the requirements of the California Building Code, Division 11, Site Accessibility. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2176, § 5, 9-21-92; Ord. No. NS-2340, § 6, 12-15-97) Sec. 41-1307. Motorcycle spaces. Any site which has five hundred (500) or more parking spaces shall provide, for the first five hundred (500) spaces and one (1) for each two hundred fifty (250) spaces thereafter, aseventeen-foot by eighteen-foot motorcycle parking area, bordered by bumper guards or concrete curb to preclude automobile access to such area. Motorcycle spaces are to be clearly designated and located near the main entrance of the primary structures on-site. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 7, 12-15-97} Sec. 41-1308. Prohibition against separate charge for parking on multiple-family residential property. (a) No owner or agent of any owner of multiple-family residential property shall impose any charge on any resident for the privilege of parking in the off-street parking spaces on such property which is separate and distinct from the rent charged to such resident for such resident's dwelling unit. (b) Any owner or agent of an owner of residential property who is not in compliance with subsection (a) of this section on November 19, 1990, shall have sixty (60) days from and after such date to discontinue such noncompliance. Thereafter any such noncompliance shall be unlawful. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1309. Interpretation of standards. In interpreting the parking standards set forth in this article, the following rules shall govern: (1) Wherever required off-street parking is based upon gross floor area, the number of required spaces shall be determined by applying the appropriate mathematical ratio. If the product is not a whole number, the number of required spaces shall be the next lower natural number if the decimal fraction is less than five-tenths (0.5) or the next higher natural number if the decimal fraction is five-tenths (0.5) or more. Wherever required off-street parking is based upon some other factor, the number of required spaces shall be determined by the same arithmetical process. (2) Wherever two (2) or more uses identified in this article exist on the same site or within the same building: http://library2.municode.com/default-test/DocView/1445211 /250/265 1 /28/2010 31 A-49 ARTICLE XV.QFF-STREET PARKING Page 5 of 19 a. The number of parking spaces required for each use shall be determined separately. b. Except as provided in sections 41-1390 and 41-1391, ancillary activities or uses within a single tenant space not exceeding fifteen (15) percent of the gross floor area shall be calculated at the parking ratio of the primary use. (3) Wherever a particular use of property can be classified under more than one (1) section of this article which sets minimum parking space requirements, the section which contains the more specific use description shall apply. If two (2) or more equally specific sections apply, the section imposing the higher standard shall apply. (4) Wherever required parking is based upon the number of seats in an area, eighteen (18) inches of bench space shall be deemed the equivalent of one (1 }seat. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 8, 12-15-97; Ord. No. NS-2404, § 2, 9-20-99) Sec. 41-1310. In-lieu parking fee districts. (a) The city council may, by resolution, establish one (1) or more in-lieu parking fee districts ' whereby property owners within any such district may receive a credit toward the number of off- street parking spaces otherwise required by this article by the payment of an in-lieu parking fee to be used by the city for the future provision of public parking facilities serving the district. (b) Eligibility for the reception of an off-street parking credit shall be limited to: (1) the use and occupancy of existing buildings which lack sufficient parking spaces on site to satisfy the requirements of this article and which no longer have such status as a nonconforming use or nonconforming building which would allow them to be used and occupied without the provision of such parking; and (2) the intensification of use in an existing building. Such eligibility shall not extend to new building construction, nor to additions to existing buildings or the reconstruction of existing buildings even if such reconstruction does not increase existing or previous occupant load. (c) Any resolution of the city council establishing an in-lieu parking fee district shall set forth the fee to be charged for each parking space for which an off-street parking credit shall be granted to an owner of eligible property within the district. Such resolution may also set forth such provisions as the council may determine appropriate for payment of the fee in installments over a period of years. The responsibility for such installment payments shall run with the ownership of the property. (d) All revenues received by the city from the payment of in-lieu parking fees from owners of property within an in-lieu parking district shall be maintained in an account separate and apart from other city funds. Moneys in such account may be expended solely for the purpose of providing additional public parking in the district. (e) No owner of property within an in-lieu parking fee district may receive any off-street parking credit pursuant to this section except pursuant to a parking plan approved for that property by the executive director of the community development agency of the city or his or her designated representative. The parking plan shall specify the number of parking spaces required to be provided on the property and the number of parking spaces for which off-street parking credits are granted. (f) A parking plan may be revoked by the executive director of the community development agency of the city or his or her designated representative for failure by the owner of that property to pay installment payments on the in-lieu parking fee due for that property, and shall be reinstated upon the payment of all installments due. During such time as a parking plan is revoked: (1) the property shall not be credited with off-street parking credits for purposes of http://library2.municode.com/default-test/DocView/ 1 44 5 2/1 /2 5 0/2b5 1/28/2010 31 A-50 ARTICLE XV.OFF-STREET PARKING Page 6 of 19 determining its compliance with the off-street parking requinements of this chapter; and (2) no further certificates of occupancy shall be issued for the property under the building code of the city. (Ord. No. NS-2309, § 1, 12-2-96; Ord. No. NS-2340, § 9, 12-15-97) Secs.41-1311--41-1319. Reserved. DIVISION 2. RESIDENTIAL STANDARDS Sec. 41-132. Single-family dwellings. (a) The minimum off-street parking requirements for single-family dwellings are as follows: (1) Four (4) off-street parking spaces for up to five {5) bedrooms; (2) Five (5) off-street parking spaces for up to six (6) bedrooms; {3) Six (6) off-street parking spaces for up to seven (7) bedrooms; (4) Seven (7}off-street parking spaces for up to eight (8) bedrooms; {5) Eight (8) off-street parking spaces for nine (9) or more bedrooms. (b) Of the spaces required by subsection (a), no less than one-half (1/2) of the off-street parking spaces shall be in an enclosed garage. The remaining spaces may be tandem spaces in a driveway. (c) Each parking stall in a one-car garage shall not be less than twelve (12) feet wide and twenty (20}feet long. (d) Each parking stall in a two-car garage or larger shall not be less than ten (10) feet wide and twenty (20}feet Fong. (Ord. No. NS-2087, § 1, 10-1-90; Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2710, § 30, 5-1-06) Sec. 41-1321. Two-family and three-family dwellings. (a} The minimum off-street parking requirements for each dwelling unit in atwo-family or three- family dwelling are as follows: three {3) spaces plus one {1) additional space for each bedroom in excess of two (2) bedrooms. (b) Of the spaces required by subsection (a), two (2) spaces shall be in an enclosed garage. The remaining spaces may be tandem spaces in a driveway, provided such driveway spaces may not obstruct access to parking spaces serving any other unit. (Ord. No. NS-2087, § 1, 10-1-90; Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1322. Multiple-family dwellings. (a) The minimum off-street parking requirements for each dwelling unit in multiple-family dwellings are as follows: one (1) space in a garage or carport. (b) Each multiple-family dwelling site shall provide off-street parking spaces, in addition to the minimum requirements of subsection (a) of this section, in an amount not less than the number http://library2.municode.com/default-test/DocView/14452/1 /250/265 1 /28/2010 31 A-51 ARTICLE XV. OFF-STREET PARKING Page 7 of 19 of bedrooms on the site. Such spaces may be open or covered and may be assigned to particular units or not so assigned. Bachelor units shall be considered as one-bedroom units. (c) In addition to the minimum requirements of subsections (a) and (b) of this section, each multiple-family dwelling site shall provide guest parking, identified as such, in an amount of spaces not less than twenty-five (25) percent of the minimum required spaces under subsections (a) and (b) of this section, but in no case less than three (3) spaces. (Ord. No. NS-2087, § 1, 10-1-90; Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 10, 12-15-97) Sec. 41-1323. Care homes. ' The minimum off-street parking requirements for care homes are as follows: one (1) space for each three (3) beds. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1324. Lodging houses. The minimum off-street parking requirements for lodging houses are as follows: one (1) space for each guest room or one (1) space for each one hundred fifty (150) square feet of sleeping area, whichever is greater, plus two (2) enclosed spaces for use by the operator of the lodging house and two (2) guest spaces. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1325. Senior citizen establishments. (a) The minimum off-street parking requirements for senior citizen establishments, pertaining to spaces reserved for residents who are sixty-two (62) years of age or older, are as follows: one (1) space for each one-bedroom dwelling unit; one and one-half (1.5) spaces for each two- bedroom dwelling unit. (b) Of the spaces required by subsection (a), at least one (1) space per unit shall be in a garage or under a carport. (c) In addition to the requirements of subsection (a) of this section, senior citizen establishments shall provide guest parking spaces, identified as such, in an amount not less than fifteen (15) percent of the minimum number of spaces required under subsection (a) of this section. Such guest parking spaces shall be open and outside of any secured area. (Ord. No. NS-2091, § 1, 11-19-90j Sec. 41-1326. Bed and breakfast establishments. The minimum off-street parking requirements for bed and breakfast establishments are as follows: one (1) space for each guest room, plus two (2) enclosed spaces for the operator of the establishment. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1327. Fraternity and sorority houses and dormitories. http://library2.municode.com/default-test/DocView/14452/1 /250/265 1/28/2010 31 A-52 ARTICLE XV.QFF-STREET PARKING Page 8 of 19 The minimum off-street parking requirements for fraternity and sorority houses and dormitories are as follows: one (1) space for each two (2) beds or one (1) space for each eighty (80) square feet of sleeping area, whichever is greater. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1328. Trailer and mobile home parks. (a) The minimum off-street parking requirements for trailer or mobile home parks are as follows: two (2) spaces for each trailer unit. (b) Of the spaces required by subsection (a), at least one {1) space for each unit shall be covered. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 11, 12-15-97) Sec. 41-1329. Caretaker quarters. The minimum off-street parking requirements for caretaker quarters are as follows: two (2) spaces. (Ord. No. NS-2091, § 1, 11-19-90) Secs. 41-1330--41-1339. Reserved. DIVISION 3. COMMERCIAL AND OFFICE STANDARDS Sec. 41-1340. Retail stores and service uses. The minimum off-street parking requirements for retail and service uses not otherwise specified in this division are as follows: five (5) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1341. Restaurants, cafes, etc. (a) The minimum off-street parking requirements for restaurants, cafes and other eating establishments are as follows: ten {10) spaces for each one thousand (1,000) square feet of gross floor area and open-air dining area except that an open-air dining area no greater than twenty-five (25) percent of the gross floor area of the restaurant, or one thousand (1,000) square feet, whichever is smaller, is exempt from a parking requirement. (b) Each drive-through eating establishment shall have vehicular stacking lanes of at least eighty (80) feet from the pick-up window to the order point, and eighty (80) feet from the order point to the end of the drive-through lane. Such stacking lanes shall be located so that they do not serve as entries to parking spaces. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 12, 12-15-97) http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-53 ARTICLE XV. OFF-STREET PARKING Page 9 of 19 Sec. 41-1342. Offices, business and professional. The minimum off-street parking requirements for business and professional offices, including psychologists, are as follows: three (3) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 13, 12-15-97} Sec. 41-1343. Open retail. The minimum off-street parking requirements for plant nurseries (except for those in conjunction with a home improvement store), vehicle sales and other primarily open-air retail uses are as follows: two (2) spaces for each one thousand (1,000) square feet of display and storage area, plus four (4) spaces for each one thousand (1,000) square feet of office area. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 14, 12-15-97) Sec. 41-1344. Hotels and motels. (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. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 15, 12-15-97} Sec. 41-1345. Reserved. Sec. 41-1346. Medical, dental, psychiatric and chiropractic offices and clinics. The minimum off-street parking requirements for medical, dental, psychiatric, and chiropractic offices and clinics are as follows: six (6) spaces for each one thousand (1,000} square feet of gross floor area but in no case less than six {6}spaces. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 16, 12-15-97) Sec. 41-1347. Automobile repair and automobile servicing. (a) The minimum off-street parking requirements for automobile repair and automobile servicing facilities are as follows: Five (5) spaces for each one thousand (1,000) square feet of gross floor area. {b) Vehicle repair bays in automobile repair and automobile servicing facilities shall not be counted as parking spaces. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2099, § 1, 12-17-90; Ord. No. NS-2118, § 15, 3-18-91; Ord. No. NS-2340, § 17, 12-15-97) http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-54 ARTICLE XV. OFF-STREET PARKING Page 10 of 19 Sec. 41-1348. Banks and financial institutions. (a) The minimum off-street parking requirements for banks and other financial institutions are as follows: four {4) spaces for each one thousand (1,000) square feet of gross floor area, plus two (2) spaces for each walk-up automatic teller machine. {b) Each drive-in service window in a bank or other financial institution shall have a vehicular stacking lane of at least one hundred twenty (120) feet in length. Such stacking lane shall be located so that it does not serve as an entryway to parking spaces. {Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 18, 12-15-97) Sec. 41-1349. Furniture and appliance stores. The minimum off-street parking requirements for furniture and appliance stores are as follows: two (2) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1350. Laundromats. The minimum off-street parking requirements for Laundromats are as follows: six (6) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1351. Hospitals and other medical care facilities. The minimum off-street parking requirements for hospitals and other medical care facilities [are as follows]: two (2) spaces for each patient bed. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1352. Union halls. The minimum off-street parking requirements for union halls are as follows: three (3) spaces for each one thousand (1,000) square feet of gross floor area of office area, plus one (1) space for each twenty-eight (28) square feet of assembly floor area. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 19, 12-15-97) Sec. 41-1353. Bulk merchandise stores. The minimum off-street parking requirements for bulk merchandise stores are as follows: eight (8) spaces for each one thousand (1,000) square feet of gross floor area. {Ord. No. NS-2091, § 1, 11-19-90) http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-55 ARTICLE XV. OFF-STREET PARKING Page 11 of 19 Sec. 41-1354. Lumberyards. The minimum off-street parking requirements for lumberyards are as follows: five (5) spaces for each one thousand (1,000) square feet of gross floor area of building space, plus two {2) spaces for each one thousand {1,000) square feet of outdoor sales or storage area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1355. Car washes. ~ (a) The minimum off-street parking requirements for self~ervice car washes are as follows: two (2) spaces per washing bay. In addition, an area for vehicles of at least ten (10) feet by twenty (20) feet is to be provided adjacent to each air, water, vacuum and telephone facility. (b) The minimum off-street parking requirements for automatic car washes are as follows: two (2) spaces. Automatic car washes shall also have a vehicular stacking lane at least sixty (60) feet long at the entrance. An area for vehicles of at least ten (10) feet by twenty (20) feet shall also be provided adjacent to each air, water, vacuum and telephone facility. (c) The minimum off-street parking requirements for full-service car washes are as follows: five (5) spaces. Full-service car washes shall also provide the following: (1) A drying area equal to at least twenty {20) parking spaces. (2) A vehicular approach lane at least one hundred twenty (120) feet in length. (3) An area for vehicles of at least ten (10) feet by twenty (20) feet adjacent to each air, water, vacuum and telephone facility. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 20, 12-15-97) Sec. 41-1356. Indoor swap meets. The minimum off-street parking requirements for indoor swap meets are as follows: ten (10) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1357. Service stations. (a) The minimum off-street parking requirements for service stations which are limited to the dispensing of motor fuel are as follows: two (2) spaces. (b) The minimum off-street parking requirements for service stations having repair and/or retail facilities are as follows: one {1) space for each two hundred (200) square feet of gross floor area. (c) No additional spaces are needed for an automatic (drive-through) car wash, however, a sixty-foot stacking lane is required. Other types of car washes require parking as specified in this article. (d) Service stations shall also provide an area for vehicles of at least ten (10) feet by twenty (20) feet adjacent to each air, water, vacuum and telephone facility. (e) Vehicle repair bays in service stations shall not be counted as parking spaces. (f) Fifty (50) percent of fuel island vehicle parking area may be counted toward not more than one-half (1/2) of the number of any parking spaces required due to floor area used for retail http://library2.municode.com/default-test/DocView/ 14452/ 1/250/265 1 /28/2010 31 A-56 ARTICLE XV. OFF-STREET PARKING Page 12 of 19 purposes (auto repair excluded). (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 21, 12-15-97) Sec. 41-1358. Motorcycle repair. The minimum off-street parking requirement for motorcycle, ATV, motor scooter, moped, small engine and similar repair shops are as follows: one (1) space for each two hundred (200) square feet of gross floor area. (Ord. No. NS-2340, § 22, 12-15-97) Sec. 41-1359. Banquet facilities. Banquet facilities, as a freestanding use, shall be parked at the rate of one (1) parking stall per lwenty-eight (28) s.f. of activity/assembly area. Whenever the parking requirement for a banquet facility as an ancillary use exceeds the parking requirement for the primary use, the banquet facility shall be parked at the rate of one (1) parking stall per twenty-eight (28) s.f. of activity/assembly area. Provided however, banquet facilities ancillary to a restaurant or eating establishment shall be parked at the restaurant rate of ben (10) parking stalls per one thousand (1,000) s.f. of gross floor area. (Ord. No. NS-2340, § 23, 12-15-97; Ord. No. NS-2446, § 24, 9-18-00) I Sec. 41-1360. Car rental agencies. The minimum off-street parking required for car rental agencies is one (1) space for each two hundred (200) square feet of gross floor area and one (1) space for each rental vehicle stored on-site. (Ord. No. NS-2340, § 24, 12-15-97) Sec. 41-1361. Superstores. The minimum off-street parking required for superstores is one (1) space for each two hundred (200) square feet of gross floor area. (Ord. No. NS-2734, § 8, 2-5-07) Secs. 41-1362--41-1369. Reserved. DIVISION 4. ENTERTAINMENT AND RECREATIONAL USES AND INDOOR SPORT FACILITIES Sec. 41-1370. Golf driving ranges. The minimum off-street parking requirements for golf driving ranges are as follows: one (1) space per driving tee. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 25, 12-15-97) http://library2.municode.com/default-test/DocView/14452/11250/265 1/28/2010 31 A-57 ARTICLE XV. OFF-STREET PARKING Page 13 of 19 Sec. 41-1371. Golf courses, bowling alleys and batting calges. (a) The minimum off-street parking requirements for golf courses, including miniature golf courses, bowling alleys and batting cages are as follows: three (3) spaces per hole, alley or cage. (b) In addition, off-street parking for restaurants and other retail, service or recreational uses appurtenant to a golf course, bowling alley or batting cage shall be provided at a rate of seventy-five (75) percent of the requirements of this article for such uses. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 26, 12-15-97) Sec. 41-1372. Theaters and auditoriums. (a) The minimum off-street parking requirements for movie theaters, stage theaters and auditoriums are as follows: one (1) space for each three {3) fixed seats, plus one (1) space for each twenty-eight (28) square feet of assembly area. (b) Theaters and auditoriums shall also provide a passenger loading/unloading zone. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1373. Stadiums, skating rinks, gymnasiums, sports arenas, convention facilities, etc. (a) The minimum off-street parking requirements for stadiums, skating rinks, gymnasiums, s arena meetin and convention facilities and similar laces of ublic assembl are as sport s, g p p y follows: one (1) space for each four (4) fixed seats, plus one {1) space for each twenty-eight (28) square feet of assembly area. (b) Stadiums, skating rinks, gymnasiums, sports arenas, meeting and convention facilities and similar places of public assembly shall also provide a passenger loading/unloading zone. {Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1374. Bingo parlors, pool halls and game arcades. The minimum off-street parking requirements for bingo parlors, pool halls and game arcades are as follows: one (1) space for each four (4) seats in a bingo parlor, plus one (1) space for each video game, plus two (2) spaces for each pool table or other gaming device. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1375. Exercise gyms, spas, health clubs, etc. The minimum off-street parking requirements for exercise gyms, spas, health clubs and similar facilities are as follows: one (1) space for each twenty-eight (28) square feet of floor area devoted to physical activity other than racquetball or handball (exclusive of locker rooms, shower facilities, utility rooms and ancillary public areas), plus two and one-half (2.5) spaces for each racquetball and handball court. (Ord. No. NS-2091, § 1, 11-19-90) http://library2.municode.com/default-test/DocView/14452/11250/265 1/28/2010 31 A-58 ARTICLE XV.OFF-STREET PARKING Page 14 of 19 Sec. 41-1375.5. Martial arts, gymnastics, and dance studios. The minimum off-street parking requirement for martial arts, gymnastics, and dance studios where no food or beverage service is provided is as follows: one (1) space for each two hundred (200) square feet of gross floor area. (Ord. No. NS-2340, § 27, 12-15-97) Sec. 41-1376. Lodges, clubs and dance halls. The minimum off-street parking requirements for lodges without sleeping quarters, clubs and dance hails are as follows: one (1) space for each twenty-eight (28) square feet of assembly area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1377. Carnivals. The minimum off-street parking requirements for carnivals are as follows: three (3} spaces for each booth or ride. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1378. Circuses. The minimum off-street parking requirements for circuses are as follows: one (1) space for each four (4) seats. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1379. Dance clubs, cabarets, night clubs and bars. The minimum off-street parking requirements for dance clubs, cabarets, night clubs and bars are as follows: one (1) space for each twenty-eight (28) square feet of assembly area. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2100, § 2, 12-10-90) Sec. 41-1380. Unspecified entertainment or recreation uses or indoor sport facilities. (a) The minimum off-street parking requirement for any entertainment or recreation use or indoor sport facility which cannot reasonably be considered within the scope of any other section within this division are as follows: two (2) spaces for each one thousand (1,000) square feet of gross floor area, but in no case shall the parking be less than twenty (20) spaces. (b) The planning director shall determine which entertainment or recreation uses or indoor sport facilities are reasonably within another section of this division or are subject to the parking requirements of this section. Such determination may be appealed to the planning commission and the city council. (Ord. No. NS-2776, § 8, 9-2-08) http:!/library2.municode.com/default-testllJocView/14452/1 /250/265 1/28/2010 31 A-59 ARTICLE XV. OFF-STREET PARKING Page 15 of 19 Secs.41-1381--41-1389. Reserved. DIVISION 5. INDUSTRIAL USES Sec. 41-1390. Manufacturing facilities. (a) The minimum off-street parking requirements for manufacturing uses are as follows: two (2) spaces for each one thousand (1,000) square feet of production area. (b) Office space exceeding thirty (30) percent of the gross floor area of a manufacturing facility must meet the off-street parking requirements for office use. {Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 28, 12-15-97) Sec. 41-1391. Warehouses distribution, wholesale, data centers and commercial storage uses. (a) The minimum off-street parking requirements for warehouses distribution, wholesale, data centers and commercial storage uses are as follows: One (1) space for each one thousand (1,000) square feet of gross floor area. (b) Office space exceeding thirty (30) percent of the gross floor area of the warehouse or wholesale use must meet the off-street parking requirements for office use. (c) For purposes of this section, "distribution" means a facility which dispenses, divides, and/or deals goods or materials on a regular basis, other than sales at retail. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2275, § 23, 12-18-95; Ord. No. NS-2340, § 29, 12-15- 97; Ord. No. NS-2494, § 11, 4-15-02) Editor's note: Ord. No. NS-2494, § 11, adopted April 15, 2002, changed the title of § 41-1391 from "Warehouses and distribution and wholesale uses" to "Warehouses distribution, wholesale, data centers and commercial storage uses." The historical notation has been preserved for reference purposes. Sec. 41-1392. Bulk storage yards and wholesale lumberyards. The minimum off-street parking requirements for bulk storage yards and wholesale lumberyards are as follows: one (1) space for each ten thousand (10,000) square feet of lot area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1393. Salvage yards, wrecking yards and impound yards. The minimum off-street parking requirements for salvage yards, wrecking yards and impound yards are as follows: four (4) spaces for each ten thousand (10,000) square feet of lot area. (Ord. No. NS-2091, § 1, 11-19-90) http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-60 ARTICLE XV.QFF-STREET PARKING Page 16 of 19 Sec. 41-1394. Mini-warehouses. {a) The minimum off-street parking requirements for mini-warehouses are as follows: (1) For the first nine hundred (900) storage units: one (1) space for each one hundred fifty (150) units. (2) For storage units in excess of nine hundred (900): one (1) space for each three hundred (300) units. (b) The spaces required by subsection {a) of this section shall be located outside of any secured storage unit area. (c) Two (2) parking spaces shall be provided for any on-site management unit on a mini- warehouse site. (d) Vehicular aisles on mini-warehouse sites shall be at least thirty {30) feet wide. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1395. Wholesale machinery and office equipment establishments. The minimum off-street parking requirements for wholesale machinery and office equipment establishments are as follows: two (2) spaces for each one thousand (1,000) square feet of gross floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1396. Passenger transportation services. The minimum off-street parking requirements for passenger transportation services are as follows: two (2) parking spaces per one thousand (1,000) square feet of building area and one (1) parking space for every two (2) fleet vehicles stored and intended for operation in connection with said use. (Ord. No. NS-2340, § 30, 12-15-97; Ord. No. NS-2470, § 8, 5-21-01) Sec. 41-1397. Freight, bus and truck terminals. The minimum off-street parking requirement for freight, bus and truck terminals is as follows: two (2) parking spaces per 1,000 square feet of building area, and one {1) parking space for every two fleet vehicles stored and intended for operation in connection with said use. (Ord. No. NS-2470, § 9, 5-21-01) Secs. 41-1398, 41-1399. Reserved. DIVISION 6. EDUCATIONAL USES Sec. 41-1400. Elementary schools and junior high schools. The minimum off-street parking requirements for elementary schools and junior high schools are as follows: one and one-half {1 1/2) spaces for each classroom, plus one (1) space for each three http:!llibrary2.municode.com/default-testlDocView/14452/1 /250/265 1 /28/2010 31 A-61 ARTICLE XV. OFF-STREET PARKING Page 17 of 19 hundred thirty-three (333) square feet of office floor area. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2340, § 31, 12-15-97) ~ Sec. 41-1401. High schools. The minimum off-street parking requirements for high schools are as follows: one (1) space for each one hundred fifty (150) square feet of classroom floor area, plus one (1) space for each three hundred thirty-three (333) square feet of office floor area. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1402. Colleges, trade schools, business schools and adult education facilities. The minimum off-street parking requirements for colleges, trade schools, business schools and adult education facilities are as follows: one (1) space for each forty (40) square feet of classroom floor area, plus one (1) space for each three hundred thirty-three (333) square feet of office floor area. {Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1403. Museums, art galleries, amusement attractions and libraries. (a) The minimum off-street parking requirements for museums, art galleries, amusement attractions and libraries are as follows: one (1) space for each two hundred (200) square feet of floor area open to the public including assembly or conference facilities, and food facilities for the exclusive use of on-site patrons. Administrative office space is to be parked at one (1) space per three hundred thirty-three (333) feet of floor area. Restaurants open to the public are to be parked as provided for in this article. (b) Museums and libraries shall also provide one (1) bus parking stall for the first ten thousand (10,000) square feet of public area and one (1) space for each five thousand (5,000) square feet of floor area open to the public thereafter. (c) Museums, art galleries and libraries shall also provide a passenger loading/unloading zone. (d) Theaters in conjunction with such faalities shall be parked per the provisions of this article. (Ord. No. NS-2091, § 1, 11-19-90; Ord. No. NS-2299, § 2, 9-3-9ti; Ord. No. NS-2340, § 32, 12-15-97) Secs.41-1404--41-1409. Reserved. DIVISION 7. MISCELLANEOUS USES Sec. 41-1410. Mortuaries and funeral homes. The minimum off-street parking requirements for mortuaries and funeral homes are as follows: one (1) space for each four (4) fixed seats, plus one (1) space for each thirty-five (35) square feet of floor area in any seating area without fixed seats, plus one (1) space for each business vehicle. (Ord. No. NS-2091, § 1, 11-19-90) http://library2.municode.com/default-test/DocView/14452/t/250/265 1/28/2010 31 A-62 ARTICLE XV. OFF-STREET PARKING Page 18 of 19 Sec. 41-1411. Churches, cha els and reli ions meeting halls. P 9 (a) The minimum off-street parking requirements for churches, chapels and religious meeting halls are as follows: one (1) space for each three (3) fixed seats, plus one (1) space for each thirty-five (35) square feet of floor area in seating areas without fixed seats. (b) For purposes of this section, "seating areas" shall include congregation seating, prayer and cry rooms, pastor and choir areas, and similar areas. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1412. Child care facilities. (a) The minimum off-street parking requirements for child care facilities are as follows: one (1) space for each eight (8) individuals, plus one (1) space for each supervisor or teacher. (b) Child care facilities providing care or instruction to ten (10) or more individuals at any one (1) time shall also provide a passenger loading/unloading zone. 0 12-15-97• Or . N . NS-209 1 11-19-90. Or . No. NS-2176 6 9-21-92.Ord. No. NS-234 33 ( d o 1,§ d , Ord. No. NS-2446, § 24, 9-18-00)~ Sec. 41-1412.5. Adult day care facilities. (a) Adult day care facilities shall be parked at the rate of one (1) space for each two hundred (200) square feet of activity or assembly area, plus one (1) space for each supervisor or teacher. (b) Whenever the parking requirement for an adult day care facility, as an ancillary use, exceeds the parking requirement for the primary use, the adult day care facility shall be parked at the rate of one (1) space for each two hundred (200) square feet of activity or assembly area, plus one (1) space for each supervisor or teacher. (c) Adult day care facilities providing care or instruction to ten (10) or more adults at any one (1) time shall also provide a passenger loading/unloading zone. (Ord. No. NS-2446, § 25, 9-18-00) Sec. 41-1413. Public utility substations and communication facilities. The minimum off-street parking requirements for public utility substations and communication facilities are as follows: one (1) combination parking space and loading/unloading zone. (Ord. No. NS-2091, § 1, 11-19-90) Sec. 41-1414. Rectories, priories, convents and other residential accessory church uses. The minimum off-street parking requirements for rectories, priories, convents and other residential accessory church uses are as follows: one (1) garage space per bedroom, plus spaces for guest parking equal to twenty-five (25) percent of the total required for nonguest parking. http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-63 ARTICLE XV. OFF-STREET PARKING Page 19 of 19 (Ord. No. NS-2176, § 7, 9-21-92) Secs. 41-1415-41-1419. Reserved. i Sec. 41-1420. Unspecified uses. (a) The minimum off-street parking requirements for any use conducted in a building which cannot reasonably be considered aswithin the scope of any other section of this article setting minimum parking space requirements are as follows: five (5) spaces for each one thousand (1,000) square feet of gross floor area. (b) The minimum off-street parking requirements for any use conducted outside of a building which cannot reasonably be considered as within the scope of any other section of this article shall be determined by the planning director. Such determination may be appealed to the planning commission and the city council. (Ord. No. NS-2091, § 1, 11-19-90) Secs. 41-1429 --41-1499. Reserved. http://library2.municode.com/default-test/DocView/14452/1/250/265 1/28/2010 31 A-64 ATTACHMENT B QUEUING ANALYSIS 31 A-65 ATTACHMENT B QUEUING ANALYSIS Project Name: Corinthian College Location: Parking Structure Queuin Formula: M = In p(x>~ - In m -1 g Q In p M =queue length which is exceeded p percent of the time 3.0 vehicles Number of vehicles in queue per lane 3.0 Required vehicle storage per lane in advance of gate 75 (at 25 feet per vehicle per lane) INPUT DATA: p(x>M) =acceptable probability of the queue exceeding the storage 5% N =number of service channels (drive-in positions) 1 Q =service rate per channel (vehicles per hour) 900 (Based on number of seconds per vehicle entry) 4 q =demand rate on the system (vehicles per hour) 498 p =demand rate /service rate = q / NQ =utilization factor 0.5533 Q m =tabled values of the relationship between queue length, 0.55333 number of channels, and utilization factor 31~0?_~R bk/2-17-10 RESOLUTION NO. 2010-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2010-02 AS CONDITIONED AND CONDITIONAL USE PERMIT NO. 2010-01 AS CONDITIONED TO ALLOW THE ESTABLISHMENT OF A COLLEGE THAT DOES NOT COMPLY WITH THE CITY'S PARKING STANDARDS AT 500 WEST SANTA ANA BOULEVARD 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, Corinthian Colleges, Inc., is requesting approval of Variance No. 2010-02 and Conditional Use Permit (CUP) No. 2010- 01 to allow the establishment of apost-secondary educational institution that does not comply with the city's parking standards at 500 West Santa Ana Boulevard. B. Variance No. 2010-02 and CUP No. 2010-01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on February 22, 2010. C. Variance No. 2010-02 and CUP No. 2010-01 have been filed with the City of Santa Ana seeking to allow the establishment of apost-secondary educational institution that does not comply with the city's parking standards at 500 West Santa Ana Boulevard. D. Trade schools are allowed within the Professional (P) zoning district with an approved conditional use permit. The applicant is requesting approval of the conditional use permit to allow a professional trade school that primarily focuses on medical, business, accounting, criminal justice and paralegal training. E. The applicant has requested a reduction in the required parking assigned to trade schools. The parking structure provides a total of 258 parking spaces, while the Santa Ana Municipal Code requires 424 spaces. A variance allows an applicant to reduce parking based on demonstration Resolution No. 2010-05 Page 1 of 11 31 A-67 that the municipal code requirements should be lessened based on the applicant's proposed use and operation. F. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a variance upon making certain findings. 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. The proposed reduction in parking will allow a use to provide an ancillary service to the Civic Center and Downtown areas and thereby benefit the community. The reduced parking has been analyzed through a parking study conducted by a reputable parking engineer. After analysis of other similar sites and the school operation, the study concludes that the appropriate parking for the school use be reduced from the Santa Ana Municipal Code requirement. The school operation and off-site parking could create a negative impact to the surroundings and as such additional conditions have been placed on Variance No. 2010-02 that will mitigate potential impacts created by the parking and ensure that the operation will not negatively affect the surrounding community. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. Approval of the parking variance allows the applicant to operate a school within the Professional zone adjacent to the Civic Center and downtown. The reduction in parking has been analyzed through a parking study and conditions have been added to ensure the operation will be a positive addition to the area. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The approval of the variance will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create negative or adverse impacts. The conditions imposed on the variance will mitigate any Resolution No. 2010-05 Page 2 of 11 31 A-68 potential impacts that might occur from the proposed school. The additional business will assist in promoting the economic viability and enhance the livability for this area of the Civic Center and downtown. As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a school pursuant to Chapter 41 of the Santa Ana Municipal Code. 4. That the granting of a variance will not adversely affect the General Plan of the City. The proposed modifications will not adversely affect the General Plan. School uses are permitted within the Professional (P) zoning district and the Professional and Administrative Offices (PAO) General Plan designation. The project will help to facilitate Goal 2.0 to "Promote land uses which enhance the City's economic and fiscal viability." The variance and conditional use permit supported will help to provide a service to complement other uses within the growing Civic Center and downtown. A school use, appropriately conditioned, adds to the uses commonly found within professional office areas as well as the Civic Center and downtown. G. Section 41-313.5 of the Santa Monica Municipal Code allows professional and trade schools in the P zoning district with a CUP issued with findings: 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or community? The addition of the professional trade school will add an additional education opportunity to the existing community. This will provide residents an additional opportunity for education in relation to a professional career path. Policy 4.3 of the Land Use Element encourages land uses which provide community and regional service benefits. 2. 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 proposed professional trade school will not be detrimental to persons residing or working in the area. Policy 5.5 of the Land Use Element encourages projects that are compatible with and supportive of surrounding land uses. Conditions of Resolution No. 2010-05 Page 3 of 11 31 A-69 i I approval will help to ensure that the operation of the use will not negatively impact the surrounding area. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed professional trade school will not negatively affect the economic stability of the surrounding area. The proposed use is consistent with the Professional zoning district and the Professional and Administrative (PAO) General Plan designation. The school will be located within the Civic Center and Downtown areas. This project site is located at a critical location between these areas. The infusion of a school use, with its student population, will help to provide a bridge between the government institutions and a robust commercial downtown. Lastly, the conditions of approval will help to mitigate any potential problems and will minimize the possibility of the trade school affecting the surrounding community. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? The proposed professional trade school meets the requirement of the Santa Ana Municipal Code Section 41- 313.5(c), which requires that a professional trade school obtain a conditional use permit. In addition, the applicant is requesting the approval of Variance No. 2010-02 for a reduction of on-site parking for the proposed trade school. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely affect the General Plan. The subject site is located within an area designated with the General Plan land use designation as Professional and Administrative (PAO). Additionally, the site is located within an existing office building and is compatible with the surrounding commercial and professional uses. Policy 5.4 of the Land Use Element of the General Plan supports land uses which are consistent with the Land Use Plan of the Land Use Element. Further, Policy 5.5 (Land Use Element) also encourages development which is compatible with, and supportive of surrounding land uses. Resolution No. 2010-05 Page 4 of 11 31 A-70 H. In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15301(a). This Class 1 exemption allows existing facilities that will undergo minor interior alterations and are consistent with all applicable General Plan designations. Categorical Exemption Environmental Review No. 2009-179 will be filed for this project Section 2. The Planning Commission after conducting the public hearing hereby approves Variance No. 2010-02, as conditioned in Exhibit "A" attached hereto and incorporated herein, and Conditional Use Permit (CUP) No. 2010-01 as conditioned in Exhibit "B" attached hereto and incorporated herein to allow the establishment of a post- secondary educational institution that does not comply with the city's parking standards at 500 West Santa Ana Boulevard This decision is based upon the evidence submitted at the above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated February 22, 2010 and exhibits attached thereto and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 22nd day of February, 2010 by the following vote: AYES: Commissioners: Alderete, Betancourt, Gartner, Leo, Yrarrazaval (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Turner (1) ABSTENTIONS: Commissioners: None (0) Eric Alderete Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Benjamin Kaufman Chief Assistant City Attorney Resolution No. 2010-05 Page 5 of 11 31 A-71 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2010-05 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on February 22, 2010. Date: Planning Commission Secretary City of Santa Ana I Resolution No. 2010-05 Page 6 of 11 31 A-72 Conditions for Approval for Variance No. 2010-02 Variance No. 2010-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this variance. The applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 09- 61. 2. The maximum parking reduction permitted on the property is 33 percent. The proposed trade school shall be limited to the areas defined by the approved floor plans. 3. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At this time, staff will determine if administrative relief is available or the conditional use permit must be amended. ~I i 4. The conditional use permit shall be reviewed at six months, nine months, ~I and one year. 5. The school shall secure an additional 27 off-site parking spaces within 1,200 feet of the subject property. The applicant shall provide to the Planning Division current copies of executed parking lease agreements. 6. Off-site parking facility shall accept the school parking placard for entrance and exiting or the school use shall subsidize the parking fee off-site. 7. To reduce vehicle queuing, the on-site parking structure shall provide one of the following: EXHIBIT A Resolution No. 2010-05 Page 7 of 11 31 A-73 a. An electronic pass card system b. Parking permit/placard display upon entrance and exit 8. Public parking shall not be permitted within the parking structure at 500 West Santa Ana Boulevard. 9. The applicant shall post and maintain a professional quality sign on the parking structure of the premises prohibiting public parking. 10. The schedule of classes shall allow for a minimum of 20 minutes between the end of one shift and the beginning of the next shift. 11. Bike rack(s) to accommodate a minimum of ten bicycle parking spaces shall be provided at convenient location(s). Bike rack designs shall be reviewed and approved by the Planning Division. 12. Provide a transit information area within the lobby displaying and providing information on alternative modes of transportation. Items provided shall include, but not limited to, bus schedules, transit passes and carpool or ride matching information. 13. A minimum of one security guard shall be provided beginning at least 30 minutes before the first shift of the day and after the last shift ends. The Chief of Police or his designate shall first approve every security guard employed. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the Chief of Police, the permittee shall increase the number of uniformed, licensed security guards to a total number of guards as determined by the Chief of Police. Resolution No. 2010-05 Page 8 of 11 31 A-74 Conditions for Approval for Conditional Use Permit No. 2010-01 Conditional Use Permit No. 2010-01 is approved subject to compliance, to the reasonable I, satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 09-61. 2. A variance for parking reduction shall be approved prior to issuance of a certificate of occupancy. The proposed trade school shall be limited to the areas defined by the approved floor plans. 3. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At this time, staff will determine if administrative relief is available or the conditional use permit must be amended. 4. The conditional use permit shall be reviewed at six months, nine months, and one year. 5. The school shall secure an additional 27 off-site parking spaces within 1,200 feet of the subject property. The applicant shall provide to the Planning Division current copies of executed parking lease agreements. 6. Off-site parking facility shall accept the school parking placard for entrance and exiting or the school use shall subsidize the parking fee off-site. 7. To reduce vehicle queuing, the on-site parking structure shall provide one of the following: a. An electronic pass card system b. Parking permit/placard display upon entrance and exit EXHIBIT B Resolution No. 2010-05 Page 9 of 11 31 A-75 8. Public parking shall not be permitted within the parking structure at 500 West Iii Santa Ana Boulevard. 9. The applicant shall post and maintain a professional quality sign on the parking structure of the premises prohibiting public parking. i 10. The schedule of classes shall allow for a minimum of 20 minutes between the end of one shift and the beginning of the next shift. i 11. Bike rack(s) to accommodate a minimum of ten bicycle parking spaces shall be provided at convenient location(s) on-site. Bike rack designs shall be reviewed and approved by the Planning Division. 12. Provide a transit information area within the lobby displaying and providing information on alternative modes of transportation. Items provided shall include, but not limited to, bus schedules, transit passes and carpool or ride matching information. 13. A minimum of one security guard shall be provided beginning at least 30 minutes before the first shift of the day and after the last shift ends. The Chief of Police or his designate shall first approve every security guard employed. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the Chief of Police, the permittee shall increase the number of uniformed, licensed security guards to a total number of guards as determined by the Chief of Police. Resolution No. 2010-05 Page 10 of 11 31 A-76 PROOF OF SERVICE (C.C.P. SECTION 1013(a), 2015.5) STATE OF CALIFORNIA, COUNTY OF ORANGE I am employed in the aforesaid county; I am over the age of eighteen and not a party to the within action; my business address is 20 Civic Center Plaza, Ross Annex Second Floor, Santa Ana, California 92701. I served the foregoing document described as: Resolution No. 2010-05 (Conditional Use Permit o. 2010-01 and Variance No. 2010-02) in this action by placing a true copy thereof enclosed in sealed envelopes addressed as follows: David Attar Terri Lee CIM Urban REIT Properties L. P. Hendy Associates 6922 Hollywood Boulevard, 9th Floor 4770 Campus Drive, Suite 100 Los Angeles, CA 90028 Newport Beach, CA 92660 Brian Berkhausen, Vice President Real Estate Corinthian Colleges, Inc. 6 Hutton Centre Drive, Suite 400 Santa Ana, CA 92707 [ ] I caused to be delivered by courier, such envelope by hand to the office of the addressee(s). [X] BY MAIL I am readily familiar with my employer's practice of collection and processing correspondence for mailing. Under that practice it would be deposited with U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana, California in the ordinary course of business. I am aware that on motion of the party served, service is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit. [ ]The document was transmitted by facsimile transmission and was reported as complete and without error. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on [date] at Santa Ana, California. MARTHA RAMIREZ 31 A-77 31 A-78