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Home My WebLink About140723_ZA2014-04_1500-1570EWarnerROH — 07/23/14 RESOLUTION NO. 2014 -04 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING MINOR EXCEPTION NO. 2013 -01 AS CONDITIONED TO ALLOW A REDUCTION IN PARKING FOR THE BROOKHOLLOW OFFICE PARK LOCATED AT 1500 -1570 EAST WARNER AVENUE 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. 2013 -01 to allow a two- hundred and thirty -five (235) space reduction in parking for an existing office park at 1500 -1570 East Warner Avenue. B. Minor Exception No. 2013 -01 came before the Zoning Administrator of the City of Santa Ana on July 23, 2014, for a duly noticed public hearing. C. The subject site is located within Specific Development No. 8 (SD -8) zoning district. Per Santa Ana Municipal Code Section 41 -1340, one parking space is required for each 200 square feet of floor area for a retail use, Section 41 -1346 requires one parking space for each 167 square feet of medical office floor area, and Section 41 -1411 requires one parking space for each 35 square feet of floor area for a religious meeting hall. A total of 1,650 parking spaces are required for the various retail, office, medical and assembly uses currently found at the center, while 1,412 spaces 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 16.6 percent (235 parking spaces of 1650 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. Resolution No. 2014 -04 Page 1 of 4 I . 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. The shared use of required parking stalls between two or more independent uses 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. The parking analysis performed by the project's traffic consultant determined that, based on the current parking demand of the existing tenants, factoring in the proposed retail, medical office and assembly uses, the project will generate a demand that can adequately be served by the existing parking lot. Conditions of approval have been imposed to ensure that the parking demand will remain constant, thus ensuring an ample supply of parking. 2. That the granting of a minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. The granting of the minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. As the parking demand for the Brookhollow Office Park is expected to be similar to the uses currently occupying the development, no additional traffic congestion is anticipated from the proposed uses. Further, a review of the project by the Public Works Agency did not identify a need for any type of traffic mitigation for the retail, medical office or assembly uses. Finally, adequate traffic systems and controls are found in the vicinity of the center that will mitigate any potential impact, including traffic signals, stop signs and painted medians. 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 15305. This Class 5 exemption allows the minor alteration in land use limitations of the site such as a reduction in parking. As all public services and facilities are available at this location to allow maximum development, and the project will not affect the project's land use or density, this exemption is warranted for this project. Categorical Exemption Environmental Review No. 2013 -46 will be filed for this project. Resolution No. 2014 -04 Page 2 of 4 Section 2. The Zoning Administrator of the City of Santa Ana, after conducting the duly noticed public hearing, hereby approves Minor Exception No. 2013 -01, for a reduction of 16.6 percent (235 of 1412) 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 July 23, 2014, and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 23rd day of July, 2014. Verny Carvajal Zoning Administrator APPROVED AS TO FORM: Sonia R. Carvalho CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JOCELYN MAGALONA, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2014 -04 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on July 23, 2014. Date: l Clerk of the oning d i istrator City of Santa Ana Resolution No. 2014 -04 Page 3 of 4 Conditions for Approval for Minor Exception No. 2013 -01 Minor Exception 2013 -01 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 1. All proposed site improvements must conform to the site plan review approval of DP No. 2013 -14. 2. Any amendment to this minor exception 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. The maximum parking reduction permitted on the property is 16.6 percent. 4. A minimum of 1,412 parking spaces shall be maintained on the premises at all times. 5. Prior to occupancy of any retail, medical office or assembly use, street trees shall be installed within the existing empty tree wells. 6. Prior to occupancy of any retail, medical office or assembly use, the reconstruction of both wheelchair ramps on the east side of Grand Avenue approximately 600 feet south of Warner Avenue must be completed. Resolution No. 2014 -04 Page 4 of 4 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 2nd Floor, Santa Ana, California 92701. I served the foregoing document described as: Resolution No. 2014 -04 (Minor Exce tion No. 2013 -01 in this action by placing a true copy t ereo enc ose m sea e envelopes a resse as follows: Shirin Zarkesh Brookhollow Office Park Assn. 1516 Brookhollow Dr., Suite B Santa Ana, CA 92705 [ ] 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 September 18, 2014 at Santa Ana, California. JOCELYN MA G ALONA