HomeMy WebLinkAbout20120130_ZA2012-01_201ESandpointeSte100roh -1130112
RESOLUTION NO. 2012-01
A RESOLUTION OF THE ZONING ADMINISTRATOR OF
THE CITY OF SANTA ANA APPROVING MINOR
EXCEPTION NO. 2011-02 AS CONDITIONED TO ALLOW A
REDUCTION IN PARKING FOR THE PROPERTY
LOCATED AT 201 EAST SANDPOINTE AVENUE, SUITE
100
BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Zoning Administrator of the City of Santa Ana hereby finds,
determines and declares as follows:
A. The applicant is requesting approval of Minor Exception No. 2011-02 to
allow a fifty {50} space reduction in parking for a proposed massage school
at 201 East Sandpointe Avenue, Suite 100.
B. Minor Exception No. 2011-02 came before the Zoning Administrator of the
City of Santa Ana on January 25, 2012, for a duly noticed public hearing.
On January 25, 2012, the matter was continued to January 30, 2012.
C. The subject site is zoned Specific Development No. 76 (SD-76}. Per
Santa Ana Municipal Code Section 41-1402, which applies to SD-76, one
parking space is required for each 40 square feet of classroom area, plus
one space per each 222 square feet of office use, resulting in a
requirement of 120 spaces. A total of 555 parking spaces are required for
the various office uses and massage school while only 505 are provided.
D. Santa Ana Municipal Code Section 41-632(3){g) gives the City the ability
to grant a parking reduction through the minor exception process of up to
a maximum of 20 percent of the required parking spaces, The proposed
request is to allow a reduction of nine percent {50 parking spaces of 555
required}.
E. Santa Ana Municipal Code Section 41-638.1 authorizes the Zoning
Administrator to grant a Minor Exception upon making certain findings
which have been met.
1. That the granting of a minor exception to allow two or more
independent uses to share the required parking stalls will not result
in a conflict between parking for one use and parking for another
due to differences in time of primary utilization of parking.
Resolution No. 2012-01
Page 1 of 4
The granting of the minor exception will not result in a conflict
between the parking for the different users on the site. A
parking study, performed by CDM Smith, a traffic engineering
firm, was prepared that shows that sufficient number of
parking spaces wi11 be provided to accommodate the school
and office uses. Conditions of approval have been imposed
to ensure that the parking demand will remain constant, thus
ensuring ample supply.
2. That the granting of a minor exception will not substantially
increase difficulties of vehicle maneuverability or traffic congestion
on the project site.
The existing on-site parking will be sufficient to
accommodate the proposed school use. The site and
surrounding public streets have an acceptable circulation
design and traffic control measures that will be maintained at
all times.
F. This project was reviewed in accordance with the Guidelines for the
California Environmental Quality Act. The recommendation is exempt from
further review pursuant to Section 15301, This Class 1 exemption allows
the permitting of existing sites provided no new construction over 2,500
square feet is proposed. Categorical Exemption Environmental Review No.
2011-84 will be filed for this project.
Section 2. The Zoning Administrator of the City of Santa Ana, after conducting
the duly noticed public hearing, hereby approves Minor Exception No. 2011-02, for a
reduction of nine (9) percent (50 of 555} of the off-street parking space requirements, as
conditioned in Exhibit A attached hereto and incorporated herein. This decision is based
upon the evidence submitted at the abovesaid hearing, which includes but is not limited
to: the Request for Zoning Administrator Action dated January 30, 2012, and the public
testimony, all of which are incorporated herein by this reference.
ADOPTED this 30th day of Ja uary, 2012.
Resolution No. 20'f2-o1
Page 2 of 4
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Conditions for Approval for Minor Exception No. 2011-02
Minor Exception 2011-02 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 minor exception.
The applicant must remain in compliance with all conditions listed below throughout the
life of the minor exception, Failure to comply with each and every condition may result in
the revocation of the minor exception.
A. Planning Division
All proposed site improvements must conform to the site plan review
approval of DP No. 2011-30.
2. Any amendment to this minor exception, including a change in school,
occupancy, or use, must be submitted to the Planning Division for review. At
that time, staff will determine if administrative relief is available or if the minor
exception must be amended.
3. A parking analysis, performed by a traffic engineering firm or parking
consultant, shall be prepared every year for a total of five years. If a parking
deficiency is observed, additional parking to address the deficiency must be
secured within an adjacent parking lot.
4. The maximum parking reduction permitted on the property is nine percent.
B. Poiice Department
1. The existing suite and parking lot must conform to the provisions of the
Building Security Ordinance. All project lighting, doorlwindow locking
devices and addressing shall be upgraded to current code standards.
Lighting standards cannot be located in required landscape planters.
Resolution No. 2012-01
Page 4 of 4
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