HomeMy WebLinkAbout31C - CUP - 2800 N MAIN STREET UNIT 3100REQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
SEPTEMBER 16, 2014
TITLE:
VARIANCE NO. 2014 -05 TO ALLOW A
REDUCTION IN PARKING FOR 24 HOUR
FITNESS AT 2800 NORTH MAIN STREET,
UNIT 3100 - GREGG BERWIN, APPLICANT
CITY MANAGE
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 10 Reading
❑ Ordinance on 2n' Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Variance No. 2014 -05 as conditioned.
PLANNING COMMISSION ACTION
On August 25, 2014, the Planning Commission adopted a resolution approving Variance No.
2014 -05 to allow a reduction in required parking for 24 Hour Fitness by a vote of 7:0 at Westfield
MainPlace located at 2800 North Main Street, Unit 3100 in the General Commercial (C -2) zoning
district. The Planning Commission made no changes to the recommended conditions of approval
outlined in the attached staff report (Exhibit A).
DISCUSSION
The proposed project consists of interior tenant improvements and exterior changes to an
existing building to allow a 24 Hour Fitness health club. 24 Hour Fitness will be occupying
approximately 42,207 square feet of floor space on the third and rooftop levels of an existing,
three -level commercial building that once functioned as a large box/anchor retail store, most
recently a Men's Macy's. The project will feature a new, unique entrance for 24 Hour Fitness
members and employees from the south side of the building. In addition, the project features an
outdoor pool deck that will be constructed into the side of the existing third floor and a rooftop
shelter for an outdoor basketball court. The project's interior will feature an entry lobby and
reception area, tanning facilities, dressing rooms, a primary area for fitness and exercise, several
smaller rooms with various exercise equipment, and miscellaneous storage and utility rooms.
Full -sized plans are available for public viewing in the Clerk of the Council Office.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development,
Objective No. 2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies).
31 C -1
Variance No. 2014 -05
September 16, 2014
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
w
Karen Haluza
Interim Executive Director
Planning & Building Agency
AP: rb
ap\MARepo0sVStaR Reports for CMA14 -05 24 Hour Fitness Parking.=
Exhibit: A. Planning Commission Staff Report
31 C -2
Plai mI Coriurd son Acfloin
PII_AumlN1ING COMMISSION MEETING I3A "'iE:
AUGUST 25, 2014
TI1 "fl-I!!":
PUBLIC HEARING — FILED BY GREGG
BERWIN FOR VARIANCE NO. 2014 -05
TO ALLOW A REDUCTION IN PARKING
FOR 24 HOUR FITNESS AT 2800 NORTH
MAIN STREET, UNIT 3100
Prepared �i)y Ali Pezeshkpour
Interim Executive, D Irctoi.
RECOMMENDED ACTION
P111...ANNIIN G COMSSION SECRE AFRY
/M-)PROVED
C7 As Reccm)rnen:led
❑ As Atn md. ,,d
EJ S,eat Public I-iearinq Fu
DENIED
A ,Bean's Request
EJ Staff Recommendation
CON LINUED FO
{\rig h
c f~ lw � inc l M anar r - -
Adopt a resolution approving Variance No. 2014 -05 as conditioned.
Request of the Applicant
Gregg Berwin of Westfield Corporation, representing 24 Hour Fitness, is requesting approval of a
variance from Section 41 -1375 of the Santa Ana Municipal Code (SAMC) in order to allow a reduction
in required parking for a health club at Westfield MainPlace, located at 2800 North Main Street, Unit
3100.
Protect Location and Site Description
24 Hour Fitness is currently constructing tenant improvements to open a new health club at 2800
North Main Street, Suite 3100. The overall site is approximately 52 -acres in size and contains a
multi- tenant regional mall known as Westfield MainPlace that is located at the northwest corner of
North Main Street and Mainplace Drive. The site is anchored by the JC Penney, Macy's, and
Nordstrom department stores and contains numerous retail and eating establishments. 24 Hour
Fitness will be locating within a 42,207- square foot tenant space on the third floor of the former
Men's Macy's building located at the southeast portion of the mall site.
Westfield MainPlace contains approximately 1,127,836 square feet of commercial and restaurant
space and opened in 1987 after a significant remodel and expansion. Mall tenants currently share
4,768 parking spaces that are provided in a combination of surface parking lots and parking
structures. The site is surrounded by the Garden Grove (State Route 22) Freeway to the north,
professional and administrative office uses to the south, commercial and residential uses within the
City Place development to the east, and the Santa Ana (Interstate 5) Freeway to the west (Exhibits 1,
2 and 3).
EXHIBITA
31 C -3
Variance No. 2014 -05
August 25, 2014
Page 2
Project Description
The proposed project consists of interior tenant improvements and exterior changes to an existing
building to allow a 24 Hour Fitness health club. As stated previously, 24 Hour Fitness will be
occupying approximately 42,207 square feet of floor space within an existing, three -level commercial
building that once functioned as a large box/anchor retail store, most recently a Men's Macy's. This
building is currently undergoing significant alterations to accommodate a variety of uses, including
retail, eating establishments, indoor commercial recreation, and the health club that is the subject of
this application.
Among the various building improvements currently in progress are significant exterior modifications
and new points of entry. The project will feature a new, unique entrance for 24 Hour Fitness
members and employees from the south side of the building. This element will contain a combination
of glass, metal, stucco, and other materials that will form a modern look that is compatible with the
entire building's reconfiguration. In addition, the project features an outdoor pool deck that will be
constructed into the side of the existing third floor. This deck will feature metal and glass elements
that will be visible from Main Street and Mainplace Drive, allowing the health club's members to
experience an outdoor setting from the pool area. Finally, the project features a rooftop shelter for an
outdoor basketball court that is proposed to be set back from the south and east elevations, assisting
with screening its visibility.
The project's interior will feature an entry lobby and reception area, tanning facilities, dressing rooms,
a primary area for fitness and exercise, several smaller rooms with various exercise equipment, and
miscellaneous storage and utility rooms, as well as the outdoor pool area and rooftop basketball
court. A total of 31,655 square feet of interior area will be devoted to physical activity. The remaining
area of the third floor portion of the building is currently being configured for use as storage space for
Westfield MainPlace for use by the landlord.
Primary access to the project site will be provided from the existing roadways stemming from Main
Street, Mainplace Drive, and Broadway (Exhibits 4, 5, and 6).
Proiect Background
Westfield MainPlace contains nearly 200 stores, restaurants, a cinema, and a handful of anchor
stores that underwent a major remodel in 1987. Before its opening, the site contained a Bullock's
department store that was constructed in 1954. Subsequent additions in 1958 enlarged the site, then
known as Fashion Square, to a total of 35 stores. In 1986, the majority of the project site was
redeveloped into the current indoor mall that exists today. This redevelopment included the
construction of the former Robinson's anchor building, which later became the Men's Macy's store
building that is the subject of the current reconfiguration.
31 C -4
Variance No. 2014 -05
August 25, 2014
Page 3
Since its opening in 1987, Westfield MainPlace has undergone a series of rehabilitations to
accommodate new stores and restaurants, as well as exterior fapade enhancements. In addition to
several liquor license conditional use permits and sign variances approved during the site's history,
Variance No. 1996 -01 established an overall parking supply ratio requirement of 4.1 spaces per 1,000
square feet for all uses at MainPlace. This variance requires a total parking supply of 4,635 parking
spaces for the 1,127,836 square feet of floor area for all uses at the site. The current proposed
project will maintain a parking supply in excess of that 4,635 total requirement. However, because
the SAMC parking standards for a health club are in excess of what the project site currently contains,
approval of a new variance is required to allow 24 Hour Fitness to operate at the subject location.
The anchor building currently undergoing reconfiguration to accommodate 24 Hour Fitness and other
tenants originally opened in 1987 as a Robinson's department store. Since then, the building
continued to contain several department stores, including Robinsons -May, which went defunct as a
company in 2006. After the nationwide closure of these stores, including the MainPlace location,
Macy's opened men's clothing stores in many of the former Robinsons -May buildings. The
MainPlace Men's Macy's store closed in 2012, leaving the anchor building vacant. Since then,
Westfield has explored many re- tenanting options for the site, including the current reconfiguration
option.
Founded in 1979, 24 Hour Fitness is a nationwide chain of health clubs with over 400 locations and is
the world's largest fitness center chain by membership. All locations feature large physical activity
areas with machines and weights, while others offer added services such as basketball courts and
swimming pools, which are also proposed at the project site. Most locations comparable to the
proposed Santa Ana location range in size from 25,000 to 100,000 square feet. This 24 Hour Fitness
would be Santa Ana's first location and would occupy the majority of the third floor of the anchor
building. The proposed hours of operation at the Santa Ana location are 24 hours per day, 365 days
per year.
General Plan and Zoning Consistency
The General Plan land use designation for the site is District Center (DC). District Center land use
districts provide highly visible and accessible commercial development along the City's arterial
transportation corridors and provide important neighborhood facilities and services, such as this
health club. The project site is consistent with this General Plan land use designation.
The site is located within the General Commercial (C -2) zoning district. The C -2 zoning district
allows for retail and service uses such as health clubs, making the proposed use consistent with
the zoning designation.
Proiect Analysis
Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted
when it can be shown that the following can be established:
31 C -5
Variance No. 2014 -05
August 25, 2014
Page 4
That there exists a special circumstance related to the property, such as size, shape, topography,
location or surroundings.
That the granting of the variance is necessary for the preservation and enjoyment of substantial
property rights.
That the granting of the variance will not be detrimental to the public or surrounding property.
• That the granting of the variance will not adversely affect the General Plan.
If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to
make these findings would result in a denial. Using this information, staff has prepared the following
analysis, which forms the basis for the recommendation contained in this report.
The applicant is requesting approval of a variance to allow a reduction in required parking. The entire
shopping center currently contains 4,768 parking spaces to serve all uses at the MainPlace mall.
Westfield, as part of the overall anchor store reconfiguration, intends to restripe existing spaces within
one of the parking structures to increase the amount of available parking spaces to 4,940. The
spaces within the parking structure are currently larger than the minimum dimensions required by the
SAMC; restriping the stalls to conform to the current standards will increase the amount of spaces by
172. The building proposed as the location of 24 Hour Fitness is parked at a rate of 4.1 spaces per
1,000 square feet pursuant to Variance No. 1996 -01, which set the required parking at that ratio for all
uses on the project site. The variance, however, did not take into account a health club use.
Section 41 -1375 of the SAMC requires one parking space per 28 square feet of physical activity area
inside health clubs. Based on these requirements, 1,131 stalls are required for the health club project
(calculated from approximately 31,655 square feet of activity area) and a total of 5,766 parking
spaces required on the entire site. The 5,766 number results from the 1,131 stalls required by the
health club and the 4,635 stalls required by Variance No. 1996 -01. Based on the SAMC
requirements and the current parking variance's requirements, a deficit of 998 parking spaces or 20
percent of the required parking would occur.
To analyze whether the existing parking on the site could accommodate the use, and therefore
substantiate the variance request, the applicant hired the traffic engineering firm of Gibson
Transportation Consulting, Inc. to provide an alternative parking standard for the health club and to
prepare a shared parking analysis for the site. The parking study, using procedures developed by
the Urban Land Institute (ULI) for shared parking, analyzed impacts on large shopping center
parking lots that are shared by multiple land uses such as Westfield MainPlace. The study also
surveyed other municipalities and the actual parking demand for their multi -use centers in an effort
to provide a realistic parking demand for 24 Hour Fitness.
31 C -6
Variance No. 2014 -05
August 25, 2014
Page 5
The parking study was intended to provide an analysis of the demand for parking based on the
different activity patterns of the center. In addition, it was intended to review the City's parking
requirement for health clubs and propose an alternative standard based on other generation factors
and actual health club usage. Based on this analysis, a ratio of 7.0 and 5.75 spaces per 1,000
square feet for weekday and weekend rates, respectively, was established for health clubs. This
standard was derived by analyzing the Urban Land Institute (ULI) and International Council of
Shopping Centers (ICSC) parking generation factors as well as reviewing the parking demand of
similar large -scale regional shopping malls. These include Westfield sites in Culver City, San Diego
(La Jolla), and Arcadia, as well as The Outlets at Orange and the Brea Mall, all of which contain full -
service health clubs with the exception of Brea Mall.
Based on this analysis, MainPlace mall's peak parking demand of 3,212 spaces would occur during
the weekday peak at 1:00 p.m. and 4,852 spaces during the weekend peak hour at 4:00 p.m.
Moreover, the study reflects the health club's separate peaks, which would occur at 6:00 p.m. on
weekdays and at 5:00 p.m. on weekends. The parking study took into account the restriping of the
parking stalls, as well as those that will be likely removed in front of the main entrance to the anchor
building as part of a separate project. Both of these peak demands will be less than the 4,940 spaces
available on the site after the restriping, leaving parking surpluses that will range from 88 to over
1,700 spaces (Exhibit 7).
Since 2000, the City has considered similar requests for parking variances for health clubs at four
different facilities in Santa Ana: Bally Total Fitness (now LA Fitness) at 3701 South Plaza Drive, LA
Fitness at 1501 North Tustin Avenue, Gold's Gym at 1945 East 17�h Street, and, most recently, Planet
Fitness at 2725 North Bristol Street. Parking variances at these locations were approved with
reductions in parking of approximately 30, 31, 51, and 50 percent, respectively. Moreover, the
parking analysis prepared for 24 Hour Fitness indicates that project surplus amounts of parking will be
similar in proportion to or exceed the aforementioned health club project sites for which parking
analyses were also prepared.
In analyzing the 24 Hour Fitness variance request, staff believes that the following findings of fact
warrant approval of the variance:
The project site has a special circumstance related to its location and surroundings. The
proposed use will be located within a built -out regional mall site on North Main Street that is
surrounded by commercial uses and transportation corridors. Due to its location, there is no
feasible option for providing the additional parking that the Santa Ana Municipal Code requires for
the health club. The number of on -site parking spaces will be sufficient as identified in the parking
analysis for the project, which has determined that a surplus of parking spaces will be provided for
the project, even during times of peak demand during the fall- winter holiday shopping season. As
a result, the parking variance will allow the applicant the ability to use the property in a manner
that is consistent with similar surrounding commercial uses.
31 C -7
Variance No. 2014 -05
August 25, 2014
Page 6
The granting of the variance is necessary for the preservation and enjoyment of substantial
property rights. The granting of the parking variance will preserve the property owner's ability to
lease the building to a use that will contribute to identifying the site as an economically viable
development. The tenant space that is the subject of this application has accommodated a variety
of clothing and household goods retail tenants that have been unsuccessful in remaining viable.
The granting of the variance will allow a new type of commercial use to establish itself in the
existing regional mall, contributing to the overall success of the former anchor building's
reconfiguration and the mall site as a whole.
The granting of the variance will not be detrimental to the public or surrounding properties. As
demonstrated in the parking analysis for the project, the site will have sufficient parking to
accommodate the various uses during the peak parking hours on both weekdays and weekends.
Therefore, the reduction in parking will not be detrimental to the surrounding community as it will
not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further,
the granting of the variance will allow the property owner to fill a long- vacant tenant space,
contributing to the vitality and success of the existing regional mall site. Finally, conditions have
been placed to ensure that the site be in compliance with all other development standards
applicable to the property.
Finally, the project will not adversely affect the General Plan as the proposed health club use is
consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals
encourage uses such as 24 Hour Fitness that promote a balance of land uses to address basic
community needs and which enhance the City's economic and fiscal viability. In addition, the
project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses
that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land
Use Element promotes the rehabilitation of commercial properties, and encourages increased
levels of capital investment. 24 Hour Fitness's tenancy will include significant tenant
improvements to a building that has remained vacant due to significant shifts in department store
restructurings. Finally, Policy 5.5 of the Land Use Element encourages development that is
compatible with and supporting of surrounding land uses. 24 Hour Fitness will be located in a
commercial area and its operations will be compatible with the surrounding commercial
businesses and their operations at the regional mall site.
Variance No. 1996 -01, which forms a component of the current parking study and analysis
contained within this report, established an overall parking supply ratio requirement of 4.1
spaces per 1,000 square feet at Westfield MainPlace. The future total parking supply of 4,940
spaces will consistent with Variance No. 1996 -01 by providing an overall ratio of 4.4 spaces per
1,000 square feet of gross floor area. If approved, Variance No. 2014 -05 will supplant Variance
No. 1996 -01 but will exceed the overall ratio of 4.1 by providing 4.4 spaces per 1,000 square
feet of gross floor area at the site.
31 C -8
Variance No. 2014 -05
August 25, 2014
Page 7
Public Notification
The project site is not located within the boundaries of an established Neighborhood Association.
However, staff contacted the president of the nearby Park Santiago Neighborhood Association,
who identified no concerns with the project. The project site was also posted with a notice
advertising this public hearing, a notice was published in the Orange County Reporter, and mailed
notices were sent to all property owners and tenants within 500 feet of the project site. At the time
of this printing, no correspondence, by phone, written, or electronic, had been received from any
members of the public.
CEQA Compliance
In accordance with the California Environmental Quality Act the recommended action is exempt for
further review per Section 15301. The Class 1 exemption allows the operation, repair, maintenance,
permitting, or leasing of existing structures.
The project consists of the re- tenanting of an existing anchor store building with negligible expansions
of square footage to accommodate a new entrance for the health club, which will occupy the top floor
of an existing structure. No expansion of square footage or interior reconfigurations of square
footages are proposed as part of the project. In addition, the structure is already served by municipal
services, such as roadways, utilities, and parking in a variety of forms. Categorical Exemption
Environmental Review No. 2014 -67 will be filed for this project.
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
adopt a resolution approving Variance No. 2014 -05 as conditioned.
...-�
fve-
Ali Pezeshkpour
Assistant Planner I
AP:jm
ap \M: \Reports \Staff Reports for PC\VA14 -05 24 Hour Fitness Parking.pc
Attachments:
Exhibit 1 — Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Conceptual Site Plan
Exhibit 5 — Floor Plan & Roof Plan
Exhibit 6 — Conceptual Elevations (2)
Exhibit 7 — Parking Analysis
31 C -9
Al
GENITALACWULTJR Lt
m
0]+AMB AL( DSNnAL
f2t
SNGLEFAMILYFSDWAL
-B
MWNGMODIFMA ON
CL
WV NMIENTPNJ
fp
MFAMILYF DENM
O W
COMMMSALSJUIH MAIN
M1
UC+ INDJS AL
m
MUOR DMSTYMULTIE
Ci
O MMUNITY MH AL
M2
HEAWINDUMAL
FAMILYF DENC
Cl MD
OOMM. WMMMAUMUS -UM DIS CT
MO
MILAWOF ATONS
Wi
31BU ANAM MBTS
u
GENE L0 MITDAL
0
OP 9 m
f¢
f DEMIALE ATE
m
CSNf LBUSNFSS
P
"CFEBONAL
M
S FCDEV DWMT
C3A
CB ALWSN�ARI VILLAGE
FCA
RANNMD MUNITYOEVBDgWBIT
S°
SFWFlCP N
G
R NNMSIOFFNGCDJ
p!m
ftANNMRESD ilALDEVMOWM
CS
Aft ALMMME AL
VAR 2014 -5
24 HOUR FITNESS PARKING
2800 NORTH MAIN STREET #3100
- - =500 FEET
r' _ 1 000 Fir
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
EXHIBIT
31 �rY 1 V
3 COMMERCIAL �C—omm.
2 2 G A R D E N G R O V E F R E E W A Y
I
SI T l
RMITall all mm
MM.
CITY OF
ORANGE
24 HOUR FITNESS PARKING
(S 2800 NORTH MAIN STREET #3100
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
EXHIBIT 2
LAND USE MAP
31 C -11
VAR 2014 -5
24 HOUR FITNESS
2800 NORTH MAIN STREET, UNIT 3100
SITE PHOTO
EXHIBIT 3
31 C -12
2
T
eaa-fl04 3
�y
L11
n
Qa
`!
Z
2
k
y
f q
a
y �
x�. x
LU
LC
j
}
\
2
(;/
0.
(j5 §z
0 z d
§ §§ )
(\\\
}/`~ S
/
}
S
ZZIM
:
\ = §O
S
S< d S
9.
:<
.�.
\ /���
o
j
/
}
S
■
(
S S S S
�
'
�
\
ZZIM
:
\ = §O
S
S< d S
2 1c.'rbr,«z
■
(
S S S S
�
'
�
\
r r
a ,q:
z °
w to
Q
w.
`;;
EXHIBIT 6
Sledof 16
1;
'I
i
N
Z
O
Q
w
J
w
�Vl
<1
l�
(:N
z
o
i
w
J1
W
e
R
S
Ih
o
�r
PJ
(g
(`)
wi
Page 2 of 2
31 C -17
N
Q
W
J
w
i�4jigr / / /Jrj
TECHNICAL MEMORANDUM
TO: Gregg Berwin, Westfield
I�
r
transportation consulting, inc.
FROM: Eugene Tang, AICP, and Emily Wong, EIT
DATE: June 9, 2014
RE: Shared Parking Analysis for
Westfield MainPlace Mall
Santa Ana, California Ref: J1207
Gibson Transportation Consulting, Inc. was retained by Westfield LLC to perform a shared
parking analysis at Westfield MainPlace Mall in Santa Ana, California. Westfield is proposing
the renovation, reconfiguration, and conversion of the former Macy's Home Store building
(the Project). This analysis assesses the existing parking conditions and the ability of the
parking supply to meet the anticipated increase in parking demand generated by the
proposed tenants.
BACKGROUND
Westfield MainPlace Mall (MPM) is an existing superregional shopping center generally
located on the southeast quadrant of the interchange of Interstate 5 (Santa Ana Freeway) and
State Route 22 (Garden Grove Freeway) in Santa Ana, California (the City). Surface streets
bordering the site include Main Street to the east and Mainplace Drive looping along the
southern /western /northern perimeters. Local street access into the MPM site is provided by
Main Street, Broadway, and Bedford Road.
Figure 1 illustrates the Project vicinity to the local street network and regional freeway system.
As of May 2014, MPM provided a total of 1,127,836 square feet (so of gross leasable area
(GLA) within the center, including the former Macy's Home Store building. This is comprised
of 1,049,192 sf of retail space, 35,409 sf of restaurants', and a 1,700 seat cinema
(equivalent to 42,796 sf).
Parking is provided on -site by multiple surface parking fields and three multi -level parking
structures; the existing total parking supply is approximately 4,768 spaces .2
' This is comprised of 30,359 sf of enclosed restaurant space and 5,050 sf of patio area.
2 This parking supply was verified in February 2014.
523 W. 6th Street, Suite 1234 Los Ill CCJ ff 14
EXHIBIT 7
Ic. 213.683.0088 f. 213.683.0033
Mr. Gregg Berwin
June 9, 2014
Page 2
PROPOSED PROJECT
The Project proposes the reconfiguration and renovation of the vacant three -level anchor store
located at the southeast corner of the center. As part of the reconfiguration, the 157,115 sf
gross building area of the former Macy's Home Store (142,500 sf GLA) would be reconfigured to
provide a 5,455 sf fast food restaurant (including a 625 sf patio), 19,040 sf of restaurant space
(including 1,530 sf patio space), a 38,618 sf bowling alley (including 20 bowling lanes and
approximately 21,240 sf ancillary entertainment space), a 42,207 sf health club, and 44,838 sf
of retail. Additional reconfiguration of entrances and walkways adjacent to the vacant anchor
store in the mall building is anticipated to result in the loss of approximately 4,646 sf of retail
area in order to accommodate the lobbies for the gym.
The Project is primarily a renovation and reconfiguration of an existing building. Upon
completion, the total retail area, adjusts to 946,884 sf, 5,455 sf fast food restaurant (including a
625 sf patio); 54,888 sf of restaurant (including 7,019 sf patio space), a 42,207 sf health club, a
1,700 -seat cinema, and a 20 -lane bowling alley. Table 1 provides the comparison between the
existing and the proposed land use program.
The Project also includes modification of a surface parking lot to accommodate a drive - through
for the fast food restaurant. Implementation of the drive - through will result in the loss of
approximately 27 spaces. The Project also proposes restriping the large northwest parking
structure (immediately south of the JC Penney parking structure) for an approximate increase of
199 spaces. Although other on -site restriping opportunities are available to expand the parking
supply, they will not be explored at this time. The future on -site parking supply will, therefore,
increase to 4,940 parking spaces.
PARKING REQUIREMENTS
The parking requirements of the completed Project were analyzed relative to the Santa Ana
Municipal Code (City of Santa Ana, 2007) (the Code) and a previously approved site variance.
Municipal Code
The Code has identified the off - street parking requirements of various land uses. Specifically,
Part Il, Chapter 41, Article XV of the Code details the off - street parking ratios required for all
developments proposed within the City. The parking rates for the Project's land uses are
identified below:
• Retail stores and service uses — 5 spaces per 1,000 sf
• Restaurant, cafes, etc. — 10 spaces per 1,000 sf and open -air dining area
• Golf courses, bowling alleys, and batting cages — 3 spaces per hole, alley, or cage
o Additional 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 75% of the requirements for such uses
• Entertainment space — 2 spaces per 1,000 sf
• Theaters and auditoriums — 1 space per 3 fixed seats; additional 1 space per 28 sf of
assembly area
31 C -19
Mr. Gregg Berwin
June 9, 2014
Page 3
Exercise gyms, spas, health clubs, etc. — 1 space per 28 sf of floor area devoted to
physical activity other than racquetball or handball (exclusive of locker rooms, shower
facilities, utility rooms, and ancillary public areas); additional 2.5 spaces per racquetball
and handball court
These parking rates were applied to the proposed floor area of the Project and MPM to
determine the Code required amount of off - street parking spaces. For the purposes of the Code
calculation, the Project and MPM consists of the following components:
• Retail — 946,884 sf
• Restaurant — 55,060 sf'
• Cinema — 1,700 seats (equivalent to 42,796 sf)
• Bowling Alley — 38,618 sf, equivalent to:
• Bowling — 20 lanes
• Ancillary Entertainment Space- 21,240 sf`
• Health Club — 42,207 sf
o Physical Activity Space — 31,655 sf'
The off- street parking rates were applied to these Project components in order to determine the
off - street parking requirement. As detailed in Table 2, the Project is required by Code to provide
a total of 7,075 parking spaces, including 4,734 spaces for the retail component, 551 spaces for
the restaurant component, 567 spaces for the cinema, 92 spaces for the bowling alley and its
ancillary uses, and 1,131 spaces for the health club.
It should be noted that the Code parking requirements are not necessarily reflective of the
parking demands experienced with a development as a whole. Code parking requirements
represent the sum of the peak parking requirements for each individual land use and do not take
into account the shared parking concept (i.e., the hourly and /or day of the week variations in
parking demand generated by individual lane uses), nor for the synergy between uses
commonly experienced in shopping centers like MPM. The Code analysis assumes that the
demand for each land use peaks at the same time, which may lead to the provision of more
parking than is needed at any given time (i.e., overestimation of required parking).
Accordingly, a shared parking analysis was performed to determine the appropriate number of
parking spaces needed to support the Project.
a This represents 52,699 sf of enclosed restaurant (including fast food) with 2,361 sf of patio area. Consistent with the
Code, this represents the total patio space of each restaurant where the patio is greater than 25% of the individual
restaurant. Code Section 41 -1341 states: "... an open -air dining area no greater than 25% of the gross floor area of
the restaurant or 1,000 sf, whichever is smaller, is exempt from a parking requirement."
4 Based on plans of similar facilities by the same operator, the ancillary entertainment space of the bowling alley is
estimated to be 55% of the total floor area.
5 Based on plans of similar facilities by the same operator, the physical activity space of the health club is estimated
to be 75% of the total floor area.
31 C -20
Mr. Gregg Berwin
June 9, 2014
Page 4
Previous Variance
The City has previously approved a parking variance for MPM resulting in a reduction to the
Code requirement. Variance 96 -01 (approved April 1996) established an overall parking supply
ratio requirement of 4.1 spaces per 1,000 sf at MPM. As detailed in Table 2, the variance
requires a total parking supply of 4,635 spaces based upon the 1,130,523 sf available upon
completion of the Project. The total future parking supply of 4,940 spaces maintains consistency
with the previous parking variance by providing an overall ratio of 4.4 spaces per 1,000 sf.
Parkins Summary
Based on the future on -site parking supply of 4,940 spaces, the Project would not be able to
satisfy the Code parking requirements; a deficit of approximately 2,137 parking spaces is
anticipated.
Conversely, the proposed future parking supply of 4,940 spaces is able to adequately satisfy the
requirements of Variance 96 -01; a surplus of approximately 305 spaces is anticipated. Although
the parking supply is consistent with the requirements of the approved variance, a shared
parking analysis was prepared to determine the adequacy of the parking supply during periods
of peak demand and with the introduction of new uses to MPM.
SHARED PARKING
The shared parking analysis is based upon Shared Parking, 2nd Edition (Urban Land Institute
[ULI] and the International Council of Shopping Centers [ICSC], 2005). As part of their national
research on shared parking, ULI and ICSC developed a database that identifies the peak
parking demand for every land use typically found within a mixed -use development. This
national research database forms the basis for the assumptions in the shared parking model.
Shared Parking, 2 "d Edition describes shared parking as follows:
"Shared parking is defined as parking space that can be used to serve two or more
individual land uses without conflict or encroachment. The opportunity to implement shared
parking is the result of two conditions:
• Variations in the peak accumulation of parked vehicles as the result of different activity
patterns of adjacent or nearby land uses (by hour, by day, by season)
Relationships among land use activities that result in people's attraction to two or more
land uses on a single auto trip to a given area or development"
Most zoning codes provide peak parking ratios for individual land uses. While this appropriately
recognizes that separate land uses generate different parking demands on an individual basis, it
does not reflect the fact that the combined peak parking demand, when a mixture of land uses
shares the same parking supply, can be substantially less than the sum of the individual
demands, as is common of shopping centers like MPM. For example, retail uses peak in the early
to mid - afternoon while restaurant uses peak in the lunchtime and/or evening hours (depending on
the type of restaurant).
31 C -21
Mr. Gregg Berwin
June 9, 2014
Page 5
Model Calibration Methodolo
Shared Parking, 2nd Edition defined national averages to be used for parking demand rates for
various land uses and it suggested ranges of assumptions to be used for transit and internal
capture. The methodology, however, stated that the best way to measure the demand at a
particular project is to use local data to modify the national averages, so that they reflect local
conditions. As the Project proposes to replace existing vacant retail space, a shared parking
model can be prepared and calibrated to the actual conditions.
Two key data sets were utilized in the model calibration: actual parking utilization data and the
amount of existing active floor area.
Parking Utilization Data. Parking utilization surveys were performed in May 2014 to evaluate the
parking demand characteristics during the off -peak non - holiday period. These surveys were
conducted during the peak periods of 11:00 AM to 3:00 PM on Wednesday, May 14, 2014 and
12:00 PM to 6:00 PM on Saturday, May 17, 2014. This parking utilization data formed the basis
for the existing parking occupancy pattern used for model calibration purposes. The results of the
surveys are provided in the Attachment.
Existing Active Floor Area. The shared parking model utilizes floor area as the metric to
generate parking demand for each land use. Therefore, an accurate inventory of occupied floor
area, at the time of the utilization survey, is required for the calibration process. Based on an MPM
unit inventory provided by Westfield, approximately 918,710 sf GLA of a total 1,127,836 sf GLA
was active in MPM in May 2014. This represents a vacancy level of approximately 19 %. Table 1
summarizes the land use program at MPM in terms of existing and occupied floor area; these
occupied floor areas were used to calibrate the parking demand in the model.
The model was calibrated using the active floor area data in conjunction with the parking
utilization data. The process of calibration begins with the input of the active land uses into the
model and generating parking demand estimates, based on the ULI /ICSC database. The next
steps involve adjustments to the model factors, in order to have the model mimic the observed
parking occupancy pattern. The model adjustment factors are described below.
Model Adjustment Factors
This discussion explains the adjustment factors available for use in the shared parking model and
describes the basis for the adjustment of these factors.
Time of Day. The time of day factor is one of the key assumptions of the shared parking
model. This factor reveals the hourly parking pattern of the analyzed land use; essentially, the
peak demands are indicated by this factor. The research efforts of ULI /ICSC have yielded a
comprehensive data set of time of day factors for multiple land uses. As the demand for each
land use fluctuates over the course of the day, the ability to implement shared parking emerges.
The time of day factors were adjusted to mimic the observed parking occupancy pattern at
MPM.
For the future land uses not in the ULI /ICSC database, the time of day factors were researched
from the operating hours of similar facilities.
31 C -22
Mr. Gregg Berwin
June 9, 2014
Page 6
Weekday vs. Weekend Parking Ratio. The shared parking model measures the parking
demand on a weekday as well as on a Saturday. ULI /ICSC research has indicated that a source
for variation in parking demand can be traced to the difference between weekday and weekend
demand. This variation is typically seen in the parking demand rates of the model.
The ULI /ICSC methodology requires that each land use select parking
ratio for each land use if used independently. The base ULI /ICSC
shopping center and restaurant were adjusted, which resulted in th
(combined customer and employee ratio) utilized in the model:
Land Use
Shopping Center
Restaurant
Cinema
Land Use
Health Club
Bowling Alley — Bowling
Bowling Alley — Entertainment
Weekday Rate
2.85 spaces /1,000 sf
12.75 spaces /1,000 sf
0.20 spaces /1 seat
Weekday Rate
7.00 spaces /1,000 sf
4.0 spaces /1 lane
16.75 spaces /1,000 sf
ratios, that is, the parking
parking demand rates for
e following parking ratios
Weekend Rate
4.60 spaces /1,000 sf
20.00 spaces /1,000 sf
0.27 spaces /1 seat
Weekend Rate
5.75 spaces /1,000 sf
5.02 spaces /1 lane
19.00 spaces /1,000 sf
It should be noted that the Bowling Alley category is not an identified land use in the ULI /ICSC
shared parking model. For the purposes of this analysis, the parking demand rates for each
component of the bowling alley were developed. The bowling component is derived from another
industry standard reference, Parking Generation, 4th Edition (Institute of Transportation Engineers
[ITE], 2010). Similar to the ULI /ICSC data, the ITE data is based on the survey of comparable
locations to develop parking demand rates of the particular land use. The parking demand rate of
the ancillary entertainment component is derived from ULI /ICSC data for a nightclub use; this is
conservatively assumed as a proxy for the non - bowling activities provided. Combined, this
methodology provides a conservative approach to estimating the demand of the proposed bowling
alley and its complementary entertainment use.
Seasonal Variation. The shared parking analysis summarized in this report was based on the
peak month of the year. The analysis showed that December peak conditions represent the
busiest month of the year for this type of development and combination of land uses; this is
primarily due to the predominant amount of retail space in the program.
Mode Split. Another factor that affects the overall parking demand at a development is the
number of visitors and employees that arrive by automobile (mode split). The mode split
accounts for the number of visitors and employees that arrive by means other than automobile
(transit, walk, and other means). MPM is located in a suburban setting, on the grounds of a
regional shopping center with nearby employment and transit service. Due to these factors, the
Project may experience higher volumes of public transit usage than the base model assumes
(no transit usage); therefore, adjustments were made to the mode split for each land use.
6 This analysis applies the ULI /ICSC base parking demand rates for a health club use While a recently approved
health club study in the City utilized a lower parking demand rate, application of the ULI /ICSC base rates provide a
conservative analysis.
31 C -23
Mr. Gregg Berwin
June 9, 2014
Page 7
Approximately 95% of shopping center customers and restaurant patrons were conservatively
assumed to arrive by vehicle and approximately 5% of shopping center and restaurant customers
were assumed to use alternate means of travel. Approximately 80% of employees at MPM were
conservatively assumed to arrive by vehicle and approximately 20% to utilize alternate means of
travel (transit, dropped off, etc). Cinema patrons were not assumed to utilize alternate means of
travel; therefore, the base assumption was applied to the cinema.
Captive Market. It is common that mixed -use projects have patrons /visitors captured within the
site itself and, based on the mixture of land uses at MPM, the non - captive ratios were adjusted
during the calibration process. The non - captive ratio for the restaurant and the cinema uses was
adjusted to 75% during the weekdays and weekends. Approximately 75% of restaurant and
cinema patrons will specifically drive to MPM for the restaurants and cinema and will not visit any
other land use on -site. The remaining 25% of the restaurant and cinema patrons will be customers
of the other uses within MPM. This is consistent with non - captive ratios for restaurants and
cinemas within regional shopping centers.
As described above, the bowling alley parking demand is comprised of two components: the
primary bowling alley use and the ancillary entertainment use. A non - captive adjustment was not
applied to the primary bowling use; however, the ancillary entertainment use conservatively
assumed a 50% non - captive ratio consistent with its intended purpose. This effectively assumes
that 50% of the entertainment - related parking demand is generated by patrons /visitors of the
bowling alley; conversely, approximately 50% of the patrons /visitors will specifically drive to MPM
for those entertainment uses.
These assumptions are consistent with other shopping centers with similar land uses and
activities.
Model Calibration
As described above, a shared parking model was prepared for MPM and adjusted to reflect the
surveyed occupancy based on the occupied floor area. Tables 3A and 3B summarize the results
of the model calibration and Figures 2A — 2C graphically illustrate the parking occupancy pattern
over the course of a year (assuming the same amount of active floor area).
As indicated in the tables, the peak day parking demand occurs at 3:00 PM on a December
weekend day (Saturday) with a demand of 3,954 spaces. The peak weekday demand of 2,436
spaces occurs at 1:00 PM. These peak demands represent the peak hour of the peak day of the
peak month under existing conditions, i.e., the highest overall parking demand projected for this
amount and combination of land uses.
The existing parking supply is able to meet the existing peak parking demands. When compared
to the other 11 months, the model indicates that sufficient parking is also available during these
non -peak months. Figures 2A and 2B illustrate that a minimum of 1,677 parking spaces are
available at any given time on a weekday or weekend from January through November. Figure 2C
illustrates the hourly pattern of demand on the peak weekday and weekend.
31 C -24
Mr. Gregg Berwin
June 9, 2014
Page 8
Table 4 depicts a comparison of the calibrated model to the surveyed parking utilization data
collected in May 2014. As shown, the calibrated model predicts MPM parking demand to be a
<1.7% difference with the parking demand observed at the time of the surveys.
A future condition shared parking model was prepared for MPM, based on this calibration.
PROJECT CONDITIONS
Two factors are integral to the Project conditions: the complete occupancy of all retail space at
MPM and the proposed Project.
As described above, the shared parking model of MPM was calibrated to existing occupancy
conditions (at the time of the surveys). The existing occupancy level of the retail space at MPM
was determined to be 81 %; for the purposes of this analysis, the Project conservatively assumes
filling the retail space to a 100% occupancy level at MPM. The ULIIICSC parking demand rates
are developed from a national database; to the extent that an included center is not fully
occupied ( <100% occupancy), it is reflected in the parking demand rate. This is consistent with
industry practice, where shopping centers are not typically 100% occupied.
As detailed in the Project description, the Project proposes reconfiguring the vacant anchor store
to provide a bowling alley, health club, a fast -food restaurant, restaurant floor area, and retail floor
area. For the purposes of the shared parking analysis', the Project and MPM consists of the
following components:
• Retail — 946,884 sf
• Restaurant — 54,888 sf (including 7,019 sf patio area)
• Fast Food — 5,455 sf (including 625 sf patio area)
• Cinema — 1,700 seats (total 42,796 sf)
• Bowling Alley — 38,618 sf (total), including:
0 20 bowling lanes
0 21,240 sf ancillary entertainment space
• Health Club — 42,207 sf
The Project and full occupancy of MPM was combined and tested to determine the peak parking
demand of this land use combination. Tables 5A and 5B and Figures 3A — 3C detail the results of
the parking demand projections. Similar to the existing conditions, the peak month of parking
demand is projected to occur in December. The overall peak weekday demand of 3,212 spaces is
projected at 1:00 PM and the peak weekend demand of 4,852 spaces is projected at 4:00 PM.
Again, these parking demand estimates represent the peak hour of the peak day of the peak
month.
7 The shared parking analysis takes into account all floor area associated with each use. As such, restaurant and
patio space are combined and included in the shared parking analysis.
31 C -25
Mr. Gregg Berwin
June 9, 2014
Page 9
Analysis
The 4,940 -space future parking supply at MPM would be able to meet the projected 4,852 -space
peak parking demand, during December weekend afternoons. Figures 3A and 3B show that the
overall peak parking demand is only reached on weekends in December, with approximately 88
spaces remaining and available for use.
Similarly, the parking supply can also adequately meet the weekday and weekend demands
projected throughout the year; during the non - holiday period (January through November), a
minimum of 1,095 spaces are available for use at any given time on a weekday or weekend. As
illustrated in Figure 3C, the overall peak parking demand ( >90 %) is projected to occur over a six -
hour period (1:00 PM through 6:00 PM) on a December weekend.
The December weekend parking surplus identified above (88 spaces) implies that additional
parking capacity is available at MPM. This parking surplus could support the additional conversion
of approximately 29,000 sf of retail spaces into restaurant space. As described above, there are
additional restriping opportunities at MPM that could provide additional parking capacity.
COMPARISON TO OTHER CENTERS
The table below details the parking supply ratios provided at other comparable superregional
shopping centers; these centers are of a similar size and type of activities offered (i.e., dining,
entertainment, retail, and services).
Center
Location
Total
Floor
Area
Parking
Supply
Parking
Ratio
Westfield Culver City
Culver City
1,061,687
4,292
4.0 s /ksf
Westfield UTC
La Jolla
1,109,116
4,500
4.1 s /ksf
Westfield Santa Anita
Arcadia
1,475,916
6,203
4.2 s /ksf
Westfield MainPlace
Santa Ana
1,130,520
4,940
4.4 s /ksf
The Outlets at Orange
Orange
757,000
3,502
4.6 s /ksf
Brea Mall
Brea
1,520,998
7,159
4.7 sp /ksf
As shown, MPM and the Project would provide parking at a rate of 4.4 spaces per 1,000 sf, which
is within the range of parking ratios provided at other superregional centers.
SUMMARY AND CONCLUSION
A shared parking model was developed for MPM and calibrated to reflect the actual operating
conditions and patterns at the shopping center. Both the existing and proposed land use plans
were analyzed using conservative assumptions to project the peak parking demand and the ability
of the parking supply to meet this demand.
31 C -26
Mr. Gregg Berwin
June 9, 2014
Page 10
Upon completion of the Project, the future on -site parking supply will adequately meet the peak
parking demands on a weekday and weekend. Approximately 88 parking spaces will remain
available for use; therefore, the future parking supply will be able to meet the projected demand
even on the busiest day of the year. Furthermore, this parking surplus could support the additional
conversion of approximately 29,000 sf of retail space into restaurant space. Sufficient parking is
also projected to be available during the non - holiday period from January to November, when
approximately 1,100 spaces would be available on any given weekday or weekend in this period.
It is concluded that the proposed parking supply at MPM will adequately meet the parking demand
resulting from the Project.
31 C -27
8
ME
5
� u
�un
�a
LL
Parker St
a
Batavia St
o
o
m
eo
�
--
c
3
0
F
Main St
Bedford Rd
Broadway
LO
_
Z
MzmF a
l
J
I
U
W
I
Flower St
LO -
i
\
c
Z
E
m
\
Bristol St
31 C -28
U)
F-
z
W
2
w
LLI r
J CY
Co LU
F
z
Z
Y
a
31 C -29
Q
N
°
—
C
E o
�
�
gN
T
r
m
N
1 O
C
N
� N
N
Q
O
N Z
� °
N
y N N
N
J> 0
D
y C N
E
N
N
O 7
U v 2 O
N N
°
C
@
m
N U
N M
O
6 N C
U E
,C
O °
o
o]°
m m v
o
u a
m
z
31 C -29
M
h
w
CW
G
W
N �_
W 5
J
Q it
0
a
Q
IL
N
N
0
Z
31 C -30
M
d)
@
Q
@
@
O
T
u
l0
C
C
in
`o
w
U
U
0
u�
@
V
M
v
0
U
@
m
a
O
U
a`>
a
J
N
m
a
n
m
c
a
0
N
z
@
U
C
@
@
L
r
M
V
0
U
@
@
0
U
aD
IL
u
@
L
r
M
d
0
U
@
m
0
U
N
a
L
@
@
U
N
T
L
d
O
a
@
@
U
v
@
a
@
a
0
a
@
C
N
N
a
3
a@i
0
0
0
r
N
M
T
N
m
E
X
O
fl
m
a
U
L
m
y
r
0
N
N
v
Y
K
6
�s n
EQ
�9
6y
n 'au
W n
boa
aiA
�yf
Kv
6-
1
On
¢3
a
x
31 C -31
0
Y
a
�q
tea`
N'
2
0a�
wd6
Qo�
��f
03
f
GY
W
6
r
O
Z
Y
Q
a
❑
w
F-
a
N F-
F-
W w
d' W
2
t7 h
LL 2
O
ro
2
H
Z
O
m
Q
w
W
W
Q O o o O o O
O LO O O O
v v M MSilp3S`ouilaecf"
31 C -33
O O O O
O 00 O
U
N
❑
N
f0
J
U
N
O
Z
O
CL
N
U)
m
s
C
� O
O �
m
a
Q
`m
n
m
LL
c
(0
0
Z
a
w
w
0
z
Z
Y
a
IL
0
w
a
m�
N F
w (n
w
_0 Z
{L Z
0
}
m
z
Z
0
Z
w
w
w
w
E.
0 O 0 O 0 0 O 0 O 0 °
o u) o Un o Ln o LO o u�
�n
It v Cl) CO sIIels muppee •-
31 C -34
U
N
clN
i0
J
U
N
�w
O
Z
U
0
d
N
U1
C
J
N
na
`m
LL
LL
m
o
w
D
O
2
m
0
z
Q
w
0
O
N
Z
LY
oa
LL }
J_
Q
in
H
z
O
Y
W
a
0 0 0 0 0 0 0 0 0 0 0
0 CD 0 CD C) V) 0 M 0 LO O LO 0 LO
jjvjS93UIjJ6v
31 C -35
tiRlRllo\
i
,
•
UrIriIII! /liilo�
1\\ \ \ll \ \1l1Rli
\iill \il \11\li \ \ili
-�MOON
\\\\\\\\\\\\
\ \
\ \ \
\ \ \ \ \ \ \ \ \
\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\
/✓! /I✓!/!/!!! /!! //!J.
\R \
\ \1 \ \ \ll \ \
\ \1\ R R R
! ✓!r/II!/W"A
\111
\ \1RRR
\i \1R \l \iRilili \RR \1\
\ll\
\\111 \ \ \11RR \ \ \\ \ \ \\
1
0 0 0 0 0 0 0 0 0 0 0
0 CD 0 CD C) V) 0 M 0 LO O LO 0 LO
jjvjS93UIjJ6v
31 C -35
z
O
N
K
Q
IL
m
O
U
V z
J 0
m F
F OVC
m
J
Q
U
J
W
Q
d
U
o
0
0
0
0
0
0
0
0
0
0
e
d
a
d
2
N
O
N
m
r
N
t0
M
eD
r
N
O
V
N
a
m
_ C
O m
r
r
r
o0
0�
r
d
N
N
N
U
d
d
I-
Y
O
0
O
O
N
Y
O
O
O
O
O
O
N
M
?
N
M
V
31 C -36
m
o v
N �
T � O
O N
T r
`o t0
T
s m
c � �
o �
E N A
N C a
a �
>UI
U � �
m m
� U U
G 7 7
O O O
C c
yUj U V
O T T
z 2
n > >
C y y
W
T T
� Y Y
� N N
T p
t0 C
O N N
yH �2i
Zu
21 C-37
�! |■�
;,G�,�.���_�l
;�§
)
{�)
\!§ggeSeaB
� #�aa9g99§w
!/k
..........
AiR
!!!!
# #!!!
4
)!!§agga9a
/
/
!2
/Ralg9
§ §§!§
§§
§§!§§
!!!§
|!§
§
§E
§§!
§§!
§!!!
k
§)
"`!
|
!
ji
.
_
\);
-
�
.!.!.!!■.�l�!!!)
l
!!!�a!!�!!!;
21 C-37
LL
rc
f m
fQ
N9
2y
'W9
�3
O
6
31 C -38
6m
W
�m
Nx
mMIEN
W
I
g�a
rml
R°
Piz
"
W a
m
N
i n
ry
��a3sxsmr
exa�F,
E
n
v�r
RS�SFNx
mBRmr
Bm
a`
o'a
o`
a��NNr
N4u�
�`�R
a�
S7m
NNr
Rm
mNm
N
n
am6mR
°me
S�RRNNg�
a
mP e�NNm
2m'VNm+m
Na
mrv_�N9,
oRSN$r
N
�N
mv
°x
rm,
xr
RRm
mom
x
aPx
mx
reRor1n
rWn
n
6.""
-Sm
6R1PR
N
nm
mRmx
ar
FAN
°r
q
�M
E
Q
^FRr�PN
rSR�°
O
urn
ryNWrtM
mxi
R���v
rNem
E
a
o
bar_
mFn
m=
m
V
va
i'
am
msm�
mRS
°rsm
o°
amoxm°
��x
�
m
§mP
U�P
N=a
oNmo
aym
iff
g9n
3
n
ry"
Nn$
rt
gmm'mma
oNn
YaNm°Pm
oo�
m�o�m
�p
3
Nm
a10
mga
ry °u
s
oFrN
oFO
m
a
-10111
k.
�{
rym
<
�
X`dcXo�
X
XXXoo
fin
=
Tilaw
�
Em
am
�wrc
o�n
z
oXXXXXXXXX�XoEm�
vii
g�o
�u'wrc
D P
u
J v
~ O
�
"
4
Fa
G�
J a
`m
N
�
2f
pp
3
o m
2 C
-
E
E
mm
¢
Og
m
o
"oa,�e
E
a
N
2
°
Oo
mmam
M
9u
a8-waw
w
-memo
u
P
o"
z:;,m
TaoLm
�w
awxwa�
=w
aw
°w
&i
a
31 C -38
6m
W
=
Nx
mMIEN
qan
�a
��a3sxsmr
exa�F,
maN
u
RS�SFNx
mBRmr
Bm
ea^
o'a
a
a��NNr
N4u�
�`�R
pmm°r�m
NNr
mgVNN
n
am6mR
°me
S�RRNNg�
Na
N
aShS
^`nN
rm,
RRm
°q�e
n
mx
rWn
n
6.""
-Sm
6R1PR
a`
mRmx
m�m
E
O
6mmNm
mxi
rNem
E
a
m=
m
V
va
am
msm�
mRS
°rsm
o°
�
nom
mR
N=a
aym
iff
3
n
ry"
Nm
¢m
mga
ry °u
-10111
k.
X`dcXo�
X
XXXoo
=
Em
�wrc
z
D P
u
J v
~ O
Fa
`m
N
�
2f
pp
-
mm
¢
Og
m
o
"oa,�e
a
N
Oo
mmam
M
9u
a8-waw
w
31 C -38
13
Z
a
w
w
a
0
z
Y
a
(L
a
w
H
a
M
w U)
0' w
D 2
V Z
CO
C
W
z
Z
CO
C
a
w
W
W
U)
m
0
v
m
a
T
d
a
rn
c
Y
IL
IL
O O O O O O
O O O O O O
(D L v SIIe3STUNIed N r
31 C -39
U
N
0
N
l0
J
U
N
O
Z
U
O
o_
m
r
Y
C
i �
C
7
i
c�
G CL
¢
`m
n
N
LL
c
N
'y
I
1
Z
Y
a
IL
0
w
F-
a
m�
M h
w U)
w
U I-
LLZ
O
}
ro
2
z
Z
O
Z
w
Y
w
w
r
m
U)
0
a
m
a
T
c.
CL
In
c
Y
a
O O O O O O
n SIIBIS`SUDIJud cN
31 C -40
R
J
0]
cl
N
9
J
U
N
0
O
Z
U
O
CL
0)
rn
m
c
T
l0
2
d
Q
m`
9
N
LL
c
l6
r
m
D
0
x
m
❑
z
a
w
w
00
Z
wY
M�
❑a
a
LL �
J
a
❑
s
z
0
Y
w
IL
0 0 0 0 0 0 0
0 0 0 0 0 O
co L SIMSSUPPed c\ r
31 C -41
�b
z�
lee
"°o
"Iola
ids
�a9
s
7
-'Polo O
s
X0'2
X0'2
Ilk
<<
4Db
OZ
I'b
e
.'b
9
�Gb
9
ROH — 08/25/14
RESOLUTION NO. 2014 -30
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2014 -05 AS CONDITIONED TO REDUCE THE REQUIRED
PARKING FOR THE PROPERTY LOCATED AT 2800
NORTH MAIN STREET, UNIT 3100
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Applicant is requesting approval of Variance No. 2014 -05 to reduce the
required parking standards for a health club at Westfield MainPlace, located
at 2800 North Main Street, Unit 3100.
B. Variance No. 2014 -05 came before the Planning Commission of the City
of Santa Ana for a duly noticed public hearing on August 25, 2014, to
consider all testimony, written and oral.
C. Variance No. 2014 -05 has been filed with the City of Santa Ana seeking to
reduce the required parking standards set by Santa Ana Municipal Code
section 41 -1375.
D. Santa Ana Municipal Code Section 41 -638 authorizes the Planning
Commission to grant a variance upon making certain findings.
That because of special circumstances applicable to the subject
property, including size, shape, topography, location or
surroundings, the strict application of the zoning ordinance is found
to deprive the subject property of privileges not otherwise at
variance with the intent and purpose of the provisions of this
chapter.
The project site has a special circumstance related to its
location and surroundings. The proposed use will be located
within a built -out regional mall site on North Main Street that
is surrounded by commercial uses and transportation
corridors. Due to its location, there is no feasible option for
providing the additional parking that the Santa Ana Municipal
Code requires for the health club. The number of on -site
parking spaces will be sufficient as identified in the parking
analysis for the project, which has determined that a surplus
Resolution No. 2014 -30
31 C -42 Page 1 of
of parking spaces will be provided for the project, even
during times of peak demand during the fall- winter holiday
shopping season. As a result, the parking variance will allow
the applicant the ability to use the property in a manner that
is consistent with similar surrounding commercial uses.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one or more substantial property rights.
The granting of the variance is necessary for the
preservation and enjoyment of substantial property rights.
The granting of the parking variance will preserve the
property owner's ability to lease the building to a use that will
contribute to identifying the site as an economically viable
development. The tenant space that is the subject of this
application has accommodated a variety of clothing and
household goods retail tenants that have been unsuccessful
in remaining viable. The granting of the variance will allow a
new type of commercial use to establish itself in the existing
regional mall, contributing to the overall success of the
former anchor building's reconfiguration and the mall site as
a whole.
3. That the granting of a variance will not be materially detrimental to
the public welfare or injurious to surrounding property.
The granting of the variance will not be detrimental to the
public or surrounding properties. As demonstrated in the
parking analysis for the project, the site will have sufficient
parking to accommodate the various uses during the peak
parking hours on both weekdays and weekends. Therefore,
the reduction in parking will not be detrimental to the
surrounding community as it will not result in parking impacts
affecting adjacent commercial or residential neighborhoods.
Further, the granting of the variance will allow the property
owner to fill a long- vacant tenant space, contributing to the
vitality and success of the existing regional mall site. Finally,
conditions have been placed to ensure that the site be in
compliance with all other development standards applicable
to the property.
4. That the granting of a variance will not adversely affect the General
Plan of the City.
The project will not adversely affect the General Plan as the
proposed health club use is consistent with Goals 1 and 2 of
the Land Use Element of the General Plan. These goals
Resolution No. 2014 -30
31 C-43 Page 2 of 5
encourage uses such as 24 Hour Fitness that promote a
balance of land uses to address basic community needs and
which enhance the City's economic and fiscal viability. In
addition, the project is consistent with Policy 2.2 of the Land
Use Element, which supports commercial uses that
accommodate the City's needs for goods and services.
Furthermore, Policy 2.8 of the Land Use Element promotes
the rehabilitation of commercial properties, and encourages
increased levels of capital investment. 24 Hour Fitness's
tenancy will include significant tenant improvements to a
building that has remained vacant due to significant shifts in
department store restructurings. Finally, Policy 5.5 of the
Land Use Element encourages development that is
compatible with and supporting of surrounding land uses. 24
Hour Fitness will be located in a commercial area and its
operations will be compatible with the surrounding
commercial businesses and their operations at the regional
mall site.
E. In accordance with the California Environmental Quality Act the
recommended action is exempt for further review per Section 15301. The
Class 1 exemption allows the operation, repair, maintenance, permitting,
or leasing of existing structures. The project consists of the re- tenanting
of an existing anchor store building with negligible expansions of square
footage to accommodate a new entrance for the health club, which will
occupy the top floor of an existing structure. No expansion of square
footage or interior reconfigurations of square footages are proposed as
part of the project. In addition, the structure is already served by
municipal services, such as roadways, utilities, and parking in a variety of
forms. Categorical Exemption Environmental Review No. 2014 -67 will be
filed for this project.
Section 2. The Planning Commission, after conducting the public hearing, hereby
approves Variance No. 2014 -05 as conditioned in Exhibit "A" attached hereto and
incorporated herein, to reduce the required parking standards for a health club within the
Westfield MainPlace retail center located at 2800 North Main Street, Unit 3100. 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
August 25, 2014, and exhibits attached thereto; and the public testimony, all of which
are incorporated herein by this reference.
Resolution No. 2014 -30
31 C-44 Page 3 of 5
ADOPTED this 25th day of August, 2014.
AYES: Commissioners: Alderete, Bacerra,
Yrarrazaval (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
Bauer, Gartner, Mill, Nalle,
Eric Alderete
Chairman
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify
the attached Resolution No. 2014 -30 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on August 25, 2014.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2014 -30
31 C -45 Page 4 of 5
Conditions for Approval for Variance No. 2014 -05
Should the Planning Commission approve Variance No. 2014 -05, the approval is 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
All proposed improvements must conform to the Site Plan Review approval
of DP No. 2014 -10 and the staff report exhibits.
2. Any amendment to this variance must be submitted to the Planning Division
for review. At that time, staff will determine if administrative relief is available
or the variance must be amended.
B. Police Department
The existing tenant space and required parking must conform to the
provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal
Code (Building Security Ordinance). These code conditions will require
that the existing project's lighting, door /window locking devices and
addressing be upgraded to current code standards. Lighting standards
cannot be located in required landscape planters.
2. Provide a Closed Circuit Television System approved by the Police
Department and capable of viewing and recording events at both the front
and rear parking areas with monitoring capability from management
offices at the facility. Provide a tape or disc storage library of recorded
cameras kept for a minimum of 60 days.
Resolution No. 2014 -30
31 C-46 Page 5 of 5