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Home My WebLink About31D - CUP - 1666 N MAIN STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JUNE 7, 2016 TITLE: VARIANCE NO. 2016 -04 FOR A REDUCTION IN REQUIRED PARKING FOR THE SANTA ANA ARTS COLLECTIVE ADAPTIVE REUSE PROJECT LOCATED AT 1666 NORTH MAIN STREET - MICHELLE COULTER, APPLICANT (STRATEGIC PLAN NOS. 3,2,5; 5, 3,4) CITY MAN ER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: ❑ As Recommended ❑ As Amended ❑ Ordinance on 1" Reading El Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Pubilc Hearing For,__ CONTINUED TO FILE NUMBER Receive and file the staff report approving Variance No. 2016 -04 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on May 9, 2016 by a vote of 4:0 (Alderete, McLoughlin, Verino absent), the Planning Commission adopted a resolution approving Variance No. 2016 -04 as conditioned to allow the reduction in required parking for the Santa Ana Arts Collective adaptive reuse project at 1666 North Main Street located in the Midtown Specific Plan (SP -3) zoning district. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit A). DISCUSSION Meta Housing Corporation is proposing an adaptive reuse project to convert an existing five -story office building to residential, commercial, and community uses. The applicant is also proposing to construct three additional structures and common open space on the site. Two of these structures would contain two stories and the third would be single -story. All three structures would contain residential units. A total of 58 affordable residential units and 113 parking spaces would be provided on site, as well as on -site amenities, open space, galleries, and community rooms. Full -sized plans are available for public viewing in the Clerk of the Council Office. The project, pursuant to Section 41 -1903 of the Santa Ana Municipal Code, is exempt from the Housing Opportunity Ordinance. No Housing Inclusionary Plan is required. 31 D -1 VA No. 2016 -04 — Reduction in Parking for Santa Ana Arts Collective Adaptive Reuse Project — 1666 North Main Street June 7, 2016 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objectives #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies), Objective #5 (leverage private investment that results in tax base expansion and job creation citywide); Goal #5 - Community Health, Livability, Engagement & Sustainability, Objectives #3 (facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods), and Objective #4 (support neighborhood vitality and livability). FISCAL IMPACT There is no fiscal impact associated with this action. tl Hassan Haghani, AI Executive Director Planning & Building Agency AP:rb ap \reports \Staff Reports For CCNA16 -4 Meta Housing Adaptive Reuse, cc Exhibit: A. Planning Commission Staff Report 31 D -2 REQUEST FOR Planning Commission Action TITLE: PUBLIC HEARING — FILED BY MICHELLE COULTER FOR VARIANCE NO. 2016 -04 FOR A REDUCTION IN REQUIRED PARKING FOR THE SANTA ANA ARTS COLLECTIVE ADAPTIVE REUSE PROJECT LOCATED AT 1666 NORTH MAIN STREET {STRATEGIC PLAN NOS. 3,2; 3, 5; 5, 3; 5,4) Prepared by Ali Pezeshkpour PLANNING COMMISSION SECRETARY APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO .._._._._._ Exe ZvelDirector Planning Manager RECOMMENDED ACTIONS Adopt a resolution approving Variance No. 2016 -04 as conditioned. Request of Applicant Michelle Coulter with Meta Housing Corporation, representing Santa Ana Arts Collective, LP, is requesting approval of a variance from the provisions of the Adaptive Reuse Ordinance contained in Santa Ana Municipal Code (SAMC) Section 41 -1652 to allow a reduction in the number of required parking spaces for a 58 -unit affordable residential housing and commercial adaptive reuse project. Projects requesting relief from development standards such as parking require approval of a variance pursuant to SAMC Section 41 -638. Proeect Location and Site Description Meta Housing is proposing to renovate and convert an existing five -story office building into residential, community, and commercial space within the existing structure and in three new detached structures proposed on the project site. A total of 58 residential units are proposed at the project. All units are intended to provide affordable housing to artists and their families. The project site contains 1.11 acres and is located on the south side of Seventeenth Street between Main and Sycamore streets. In addition to the five -story office building, the site also contains a gated entry, landscape planters, and 145 parking spaces located in a surface lot (27 stalls) and underground parking structure (118 stalls). Surrounding land uses include commercial uses in all directions (Exhibits 1, 2 and 3). The General Plan land use designation for the site is General Commercial (GC), which allows for commercial and office uses. General Commercial districts are primarily located on commercial corridors and major arterial roadways in the City. They provide accessible commercial EXHIBIT A 31 D -3 Variance No. 2016 -04 May 9, 2016 Page 2 development along the City's arterials as well as provide support facilities and services, including offices, restaurants and various other services. Pursuant to the provisions of the Adaptive Reuse Ordinance (SAMC Section 41- 1652), adaptive reuse projects are allowed to convert non- residential uses to residential, making the project consistent with this General Plan land use designation. The site is located within the boundaries of the Midtown Specific Plan (SP -3) area. The SP -3 area allows for commercial and service uses. However, pursuant to the provisions of the Adaptive Reuse Ordinance (SAMC Section 41- 1651), residential adaptive reuse projects must be located within one of the Project Incentive Areas, which includes the Midtown Specific Plan area. Project Description Meta Housing Corporation is proposing an adaptive reuse project to convert an existing five -story office building to residential, commercial, and community uses. The applicant is also proposing to construct three additional structures and common open space on the site. Two of these structures would contain two stories, and the third would be single -story. All three structures would contain residential units, Residential Component A variety of uses are proposed for the existing five -story building. The ground floor will contain residential units, live /work studios facing Seventeenth Street, an art garden and sculpture at the southwest corner of Main and Seventeenth streets, a lobby and gallery to showcase the various works produced by the artists living at the site, a music and performing arts rooms, and a maker's space for producing and showcasing art. The ground floor will also contain a community kitchen, leasing office, and a laundry room. The upper levels of the five -story building will contain residential units and a laundry room on each level. A total of 48 residential units are proposed in the structure (Exhibits 4 and 5). In addition to rehabilitating and renovating the five -story structure, the applicant also proposes to construct three separate residential structures. Two of these structures would contain two -story residential townhomes, and one structure, which will face Seventeenth Street, will contain three single -story residential units with high ceilings to complement the commercial nature of Seventeenth Street. A total of 10 units are proposed among the three new structures. The project proposes a variety of floor plans to accommodate the unique needs of the targeted community living in the project. Studio units will range from 526 to 722 square feet and will make up 31 percent of the unit types in the project. One - bedroom units will range from 636 to 642 square feet, constituting 14 percent of the project. Two- bedroom units will range from 871 to 965 square feet and will make up 22 percent of the project, and the three- bedroom units will range 31 D -4 Variance No, 2016 -04 May 9, 2016 Page 3 from 938 to 1,300 square feet and will make up 33 percent of the project. All ground -floor residential units facing the streets will contain front patios or recessed entries, Moreover, all interior units whose front entries face common corridors have been designed with recessed entries that enhance the sense of home and allow for welcome mats, planters, and other embellishments to individualize each entry. Parking, Architecture and Landscaping The project site currently contains 145 parking spaces. The majority of these spaces, 118, are contained in a subterranean garage, while 27 are contained in a surface parking area. To accommodate construction of the three new residential buildings and the project's primary open - space courtyard, all but one of these surface stalls will be removed. To enhance security for the project, the gated entry will be relocated to the foot of the ramp inside the subterranean garage, ensuring that only residents and registered visitors access the garage. The subterranean parking spaces inside the garage will be reconfigured to allow trash enclosures and a bicycle storage facility inside. Existing elevators and stairwells are proposed to remain, however, one stairwell will be reconfigured to allow egress from the garage directly to the interior of the project site. All resident parking inside the garage will be assigned through an on -site parking management plan, and visitors will need to register with on -site management to park inside visitor stalls. The streets surrounding the project site will be Improved as part of the project. Although parking is not allowed on Main, Seventeenth, or Sycamore streets, street reconstruction on Sycamore Street that is required for the project will result in new bulb -outs for pedestrian safety and additional street parking options where red striping currently exists. Moreover, sidewalks, curbs, paving, safety enhancements, and tree wells will be reconstructed or installed as part of the project. A modern style of architecture is proposed for the project. Enhancements to the existing five -story Mid - Century building will complement the new construction. These include new paint on spandrel panels, refinishing exposed concrete, public art sculptures near the main entry, and new ground - floor finishes and installed art. The three new structures will contain a variety of building materials, including wood pattern fiber cement panels, clear anodized aluminum plaster reveals, and fiber cement wall panels (Exhibit 6). Finally, landscape improvements will result in reconstruction of the planters adjacent to the project site's main entry, as well as construction of a new tot lot in the interior courtyard, new landscape planters, and community garden boxes. Landscaping will be added to the entire project perimeter, and existing street trees will be replaced in accordance with City standards. Trees and landscaping will also be added to create a buffer between the project and the commercial building to the south of the project site (Exhibit 7). 31 D -5 Variance No. 2016 -04 May 9, 2016 Page 4 Protect Backaround The five -story office building and subterranean garage were constructed in 1969 and contained offices for a variety of banking companies. Since then, a variety of tenant improvements have taken place inside the building to accommodate various professional offices, including law firms, banks, and professional services. Because the site was constructed prior to July 1, 1974, and because it is located in one of the Adaptive Reuse Ordinance's Project Incentive Areas, the site is eligible for an adaptive reuse project. In 1968, Variance No. 68 -103 was approved to allow construction of the project and the subterranean garage with a majority of the parking stalls in a tandem stall configuration. Although the City's parking ordinance did not allow tandem parking at the time, the application was recommended for approval because the amount of parking proposed exceeded the minimum requirements for office developments and because an on -site parking attendant would manage parking during normal business hours. As part of the adaptive reuse project, the applicant does not propose any substantial modification to the tandem stall configuration that has existed since 1969; moreover, the applicant will utilize an on -site parking management system to assign resident and visitor parking stalls, which will be located in a secured area. Meta Housing Corporation was established in '1993 and is an industry leader in constructing and managing affordable housing communities throughout California. Meta has developed and managed over 6,000 residential units in communities in Northern and Southern California, with the majority located in Los Angeles. Meta projects in Orange County include communities in Yorba Linda and Lake Forest. The Santa Ana Arts Collective would be Meta's third Orange County project. In November 2015, Meta Housing Corporation was awarded $4,635,000 for the Santa Ana Arts Collective through a competitive Request for Proposal process. Funding sources include $500,000 in Community Development Block Grant (CDBG) funds, $1,875,000 in the City's Inclusionary Housing Funds, and $2,260,000 in HOME Investment Partnership Program funds. In March 2016, the applicant submitted plans to develop an artist -and family- oriented affordable housing community to the City for review by the Development Review Committee. Analysis of the project revealed substantial conformance to the City's Adaptive Reuse Ordinance, except for the proposed on -site parking, which is described in further detail in the Project Analysis section. Following comments by the City, the applicant revised the plans to enhance the street improvements required for the project, the overall architecture, site design, and onsite amenities. Pro!Gct Analysis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown 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; and that the granting of the variance will not adversely affect the General Plan. 31 D -6 Variance No, 2016 -04 May 9, 2016 Page 5 The applicant is requesting approval of a variance to allow a reduction in parking required by the Adaptive Reuse Ordinance. Pursuant to SAMC Section 41- 1652(c)(2), new parking spaces are not required for converted uses within existing buildings. However, new residential units require two additional spaces per unit. The entire site currently contains 145 parking spaces. Pursuant to the SAMC, 20 additional parking stalls would be required for the 10 units in the new buildings, bringing the total required parking to 165. The project proposes 113 parking spaces, resulting in a deficiency of 52 spaces, or a 32 percent reduction in required parking. Approval of a variance application is required due to the Adaptive Reuse Ordinance's parking requirements for new residential units, regardless of the existing parking spaces provided when the project was originally constructed. To analyze whether the existing parking on the site could accommodate the proposed adaptive reuse and new construction, and therefore substantiate the variance request, the applicant hired the traffic engineering firm Park Green to provide a parking analysis for the project, The study also surveyed other projects developed by Meta Housing and the actual parking demand for their projects in an effort to provide a realistic parking demand for the project in Santa Ana. Based on its analysis, the parking study indicates that the 113 parking stalls proposed for the project are sufficient to meet the needs of the community and visitors to the site (Exhibit 8). At a rate of 1.95 parking spaces per unit or 1.05 parking spaces per bedroom, the Santa Ana Arts Collective project will provide approximately 30 percent more than the average parking ratio per residential unit at other Meta Housing residential developments. Typical parking ratios for Meta Housing's specialized; family - oriented affordable housing communities range from as low as one space per unit to 2.26. The Meta Housing projects that provide over two parking spaces per unit feature primarily two and three - bedroom units, The Santa Ana project, with just fewer than two parking spaces per unit, will provide approximately half of its floor plans as two- or three - bedroom units. The parking analysis further supports the 1.95 parking space ratio per unit due to the project's proximity to multiple transit lines and its location on two significant commercial corridors (Seventeenth and Main streets), thus reducing the average individual vehicle trips per household. To supplement the parking analysis, Meta also provided a survey of 18 of their affordable housing projects in other jurisdictions. The survey includes weekday morning, weekday evening, and weekend morning parking inventories (Exhibit 9). The survey indicates that for some of the projects with the lowest parking space ratios per bedroom, the parking vacancy rates were the highest, All projects surveyed had available parking during all the survey times, with vacancy rates ranging from four to 73 percent on Monday evenings, 12 to 68 percent on Tuesday mornings, and three to 68 percent on Saturday mornings. The Grove at Sunset Court in the city of Brentwood, a recently - completed Meta Housing project that is in a suburban, greenfield setting near two transit lines, provides 2.02 parking spaces per unit and 1.01 spaces per bedroom unit. This project experienced parking vacancies ranging between 17 and 32 percent. The Santa Ana Arts Collective will provide the highest parking space ratio per bedroom out of any Meta Housing project and is located on a site that is served by four transit lines and is completely surrounded by commercial land uses. Based on the parking analysis prepared by Park Green and the Meta Housing parking vacancy site surveys, staff recommends approval of the variance application. 31 D -7 Variance No. 2016 -04 May 9, 2016 Page 6 City staff also reviewed the San Diego Affordable Housing Parking Study, an analysis completed in 2011 by CDM Smith for the City of San Diego. The Study served to determine links between affordable housing variables such as income levels, transit accessibility, and local land use context, in order to develop a consistent regulatory framework for parking requirements. A survey completed as part of the Study revealed that recently- completed family- oriented affordable housing projects in San Diego were built with excess parking, and that a 1.1 parking space ratio per unit was sufficient to meet the needs of the residential communities. At 1.95 parking spaces per unit, the Meta Housing project in Santa Ana significantly exceeds this ratio. Public Notification On April 21, 2016 the applicant held a community meeting in accordance with the provisions of the Sunshine Ordinance (Ordinance No. NS- 2838). Approximately 15 local residents and property owners attended the meeting, as well as the project developers, architects and City staff. Attendees asked questions on topics such as minimum requirements to qualify as a resident at the project, parking, traffic and ingress /egress, and open space. Following the meeting, the applicant provided an affidavit to City staff containing meeting information, minutes, and a statement that the meeting was held in compliance with the Sunshine Ordinance's requirements. The project is not located within the boundaries of an established Neighborhood Association. However, staff contacted the presidents of the nearby Santa Ana Triangle and French Court neighborhood associations to ensure that they were notified of this project and to identify any areas of concern. Neither president identified any concerns with the proposed 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, either written or electronic, had been received from any members of the public. 0< In accordance with the California Environmental Quality Act, the proposed project is categorically exempt from CEQA review per Section 15332. The Class 32 exemption applies to projects characterized as infill development meeting the following conditions: • The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. • The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. 31 D -8 Variance No. 2016 -04 May 9, 2016 Page 7 * The project site has no value as habitat for endangered, rare or threatened species. • Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. * The site can be adequately served by all required utilities and public services. In analyzing the variance application, staff finds that the project qualifies for the Class 32 exemption. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations through the Adaptive Reuse Ordinance. As proposed, the project will meet the intent and standards of the General Plan Land Use Element and SP -3 zoning district standards. Moreover, the proposed development will take place within city limits and is on a project site that is less than five acres in size and is surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species and is not identified in the General Plan as having such value. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The City's Planning Division and Public Works Agency have reviewed the proposed project and have determined that the amount of traffic, noise, air quality, and water quality impacts are below thresholds that would warrant further analyses. Finally, the site is already served by all required utilities and public services as it is located within a heavily - urbanized area near the intersection of Main and Seventeenth streets. Based on this analysis, a Notice of Exemption for Environmental Review No. 2016 -17 will be filed for this project. Strata lc Plan Alignment Approval of this item supports the City's efforts to meet Goal No. 3 Economic development, Objectives No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and No. 5 (leverage private investment that results in tax base expansion and job creation citywide) of the Santa Ana Strategic Plan. Moreover, approval of this item supports Goal No. 5 Community Health, Livability, Engagement & Sustainability, Objectives No. 3 (facilitate diverse housing opportunities and support efforts to preserve and improve the livability of Santa Ana neighborhoods) and No. 4 (support neighborhood vitality and livability). 31 D -9 Variance No. 2016 -04 May 9, 2016 Page 8 Based on the analysis provided within this report, staff recommends that the Planning Commission approve Variance No. 2016 -04 as conditioned. Ali Pezeshkpour, AICP Senior Planner AP:jm aplreporWSlaff Reports for PC \VA16 -4 Mete Housing Adaptive Reuse.pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 6 — Floor Plans Exhibit 6 — Elevations Exhibit 7 — Landscape Plan Exhibit 8 — Parking Analysis Exhibit 9 — Affordable Housing Project, Survey 31 D -10 R MID i +on Ks R1 R7 qz G J` nun MO y RI RI RT Pi R7 R Al p - F c P 58 wo n' Mai„ R7 s PY R2 Acl Eci cs R3- q3- R3- p xPn non xoN � �io�I nou ' xmi R} xon Rz Pz xa r P Rz Pa na P ax= k P aP a P P `lJ P EE ONC(fXIN L'R P WON villik 114111 @@ Mi $V 9P SP M11 PA P3 Q 3 M7 z M2 M0 5P -9 SPA ~' 1 �' SPP ryo Nj 113 $P -3 M R2 ?y �i R2 sn.a SD- SP -3 5P -R � M,4 nn 75 pa M jp� 5P -1 sr '3 1 ail 'T �',IVVV/�s� 5P-3 S , — nP D srs � Al GENExALAGRWLWIALT CR OOMMSUALFE. 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C0MMf3GAUMUMJM DISRRCT MO MIUAR(OFWRONS RA EUSUFF+NARaRIMRJTS C2 GENIPALCOMMUUAL O CIAN9gCE FE RMOINTIALEfATE- Cl CRNTPALEUSNFM P PIDFE9ONAL so MMCOEVROWWT' 0-A CRNTPAL8U$NMARI5TMLLAGE PCO RANNEDOOMMUNITYOEVR.OFMW R' s`WFICpWI 01 R.ANNO)940PiNG0RNTER Pv RANNOOFESORPIALOET3.ORMENT CA ARTMALCOMMECIAL aN VA 2016 -04 k META HOUSING ADAPTIVE REUSE JCP 1666 NORTH MAIN STREET _ =SOO FEEr 1"= 1000hFET 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 1 TUD41 COMME F C I A L r d u w J d U O v VA 2016 -04 META HOUSING ADAPTIVE REUSE 1666 NORTH MAIN STREET 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 D -12 VA 2016 -04 META HOUSING ADAPTIVE REUSE 1666 NORTH MAIN STREET SITE PHOTO jjbjJ3 3 ekmrf AA - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - M444 M6d, - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - M444 (1) Q n, n r) r-.1) rn EXHIBIT 6 311D.215 D I D -0 gs -T flf- -4 - - - - - - - - - - - I io-i 11- 1 j-4— --- --------- "I ----------------- Iii 7 ------- - --- A.1 EXHIBIT 6 311D.215 D I D -0 gs uol�aead�op 8u�snory esay 'a�i49l3NOl•�hi^�� '-•-�� 31 [' o%a I m a ra s} ?1 al wm..Mnn.. ,.xm,n.w, s,opaos —fop 9ulsnnq xrogaooq�� 119e�Ip IN b1+1 4 I �re ..,_ ,M�`� 1 ,.., � z....6. � 31 `0'=i° 1 -T _(.7 �i I I I I I; I I I ! 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V4�lH�gdiP� BV�SngH ea9W e3ais3- ,,, :r,, �.' 4__ __- ___EXHIBIT 7 parking design group April 20, 2016 Mr. David Sabunas, AIA, ASLA Senior Associate, Project Design Director studioneleven at Perkowitz + Ruth Architects 111 West Ocean Blvd, 20th floor Long Beach, California 50802 Cark reen t0 Pork Doerr, LLC is a wholly -awned subsidlafy of Parkin {f Design Group, !1P Regarding, Meta Housing - Santa Ana Arts Collective Parking Analysis, Santa Ana, CA Dear Mr. Sabunas: The following is our final submittal for the parking analysis for the Meta Housing — Santa Ana Arts Collective in Santa Ana, CA. Upon your review, comments and updates, we will provide the final analysis for your distribution. Project Description The scope of our work efforts for this analysis was three -fold: Work Effort #1. Re- design parking layout to provide maximized efficiency and parking capacity (see attached drawing). Work Effort #2. Provide an analysis of an operations plan supporting the application for a variance to code and provide input to support the variance application. Work Effort #3. Develop a Traffic Intensity Factor (TIF) Analysis (a.k.a. Traffic Queue Study) to determine level of service (LOS) for the traffic flow at the parking garage. Parking Layout Recommendations The attached drawing (Exhibit "A ") reflects our recommended parking layout for the subterranean parking level. This parking layout results in a parking capacity of 112 spaces, including five (5) accessible parking Spaces and one (1) van accessible parking space, in addition, the proposed design of this project also shows one (1) parking space located at the Grade Level of the site. This space will be designated as a van accessible parking space as per the Americans with Disabilities Act (ADA) and the California Building Code (CBC) Title 24. The total proposed project parking capacity will then be 113 spaces. parking design group _a___- _ __ - — ------ _.. b 6 E. Padfic Coast Highway SWlo 200 tong Beach, CA 90804 56P. 98a 7105 300468 META Housing - Santa Ann Arts Collective Parking Analysis April 20, 2016 Page 2 Application for Parking Variance to Code The Meta Housing - Santa Ana Arts Collective Project is classified as an adaptive re -use type. The previous use of the building was an office building. The existing parking for this office building was provided on an at- grade parking lot with a parking capacity of approximately of 27 spaces and a one -level subterranean parking garage with a parking capacity of approximately 118 spaces, fora total of approximately 145 parking spaces. The existing parking layout in the subterranean parking garage does not conform to code as it relates to the Americans with Disabilities Act (ADA) and the California Building Code (CBC) Title 24 for accessible parking requirements. As provided, there are no accessible parking spaces. As currently designed and proposed, this project has a parking requirement based on the City of Santa Ana Adaptive Re -use Code of 165 spaces. As previously mentioned, the parking provided in the proposed subterranean parking garage is 112 spaces, plus one (1) parking space (van accessible) at the Grade Level for a total provided parking capacity of 113 spaces. This results in a deficit of 52 spaces (165 required — 113 provided = 52 deficit), Therefore, a variance for the parking component of this proposed project will be required to meet the City's parking requirements. Some of the factors for consideration in supporting a variance to the Santa Ana Adaptive Re -use Code: The proposed Meta Housing —Santa Ana Arts Collective Project is an adaptive re -use project. META Housing's historical data on parking provided at other facilities indicates that the Santa Ana Arts Collective project will be parked at approximately 28% (1.95 — 1.53 = .45/1.53 = 27.5 %) over the parking ratio per residential unit average of what is found at other Meta Housing Family Developments (see Table A below). Consideration to proximity to mass transit stops and mass transit usage. The Orange County Transit Authority (OCTA) operates several transit lines adjacent to the community along N. Main Street and W. Seventeenth Street. These transit lines are the 60, 83, 53, and 757 lines with multiple transit stops within one block of the building. These transit lines provide easy access to many parts of the City, as well as the ARTIC Transit Center in Anaheim which is a hub for OCTA and Amtrak. The 31 D -26 META Housing- Santa Ana Arts Collective parking Analysis April 20, 2016 Page 3 ARTIC (Anaheim Regional Transportation intermodal Center is Southern California's newest transit hub, providing stress -free commuting and access to many destinations throughout the Los Angeles area, It is located next to Angel Stadium of Anaheim and Honda Center with the Disneyland Resort just a few miles away. Parking supply at Meta's 18 Family Developments. Meta currently operates 18 Family (as defined by TCAC) developments throughout California, in municipalities as far north as Brentwood and as far south as Lake Forest. All of these developments serve households earning between 30 -- 60% Area Median Income, and none serve Special Needs or formerly Homeless households, Because the distribution of unit sizes varies widely, the parking analysis below compares parking spaces to bedrooms (P:BR) as opposed to parking spaces per unit. (In other words, while 3- bedroom units make up 30% of some developments, there are as high as 80% 3- bedrooms in other developments). To provide a basis of comparison to Santa Ana Arts Collective (SAAC), it is useful to note the Following. - SAAC's proposed parking to bedroom ratio (P:BR) is 1.03. - SAAC's Walkscore is 86, meaning most errands can be accomplished on foot. SAAC's Transit Score is 49, meaning that there a few nearby public transportation options. Observations from Meta's 18 operating family projects: - At 1.03, the P:BR ratio proposed at SAAC is higher than any Meta family project. Meta's P:BR ratio ranges from 0.44 to 1.01, and averages 0,76. - The Grove at Sunset, located in Brentwood, CA is Meta's highest P:BR site. However, The Grove Isn't comparable to SAAC because its Walkscore is far lower at 53, meaning "somewhat walkable." Plus Brentwood has no transit options. - With a P:BR ratio of 0,93, Long Beach & Burnett is the 2 "d heaviest parked of Meta's family developments. This may be comparable to SAAC, in that the Walkscore is 85. Geographically, the closest two projects to SAAC are in Yorba Linda and Lake Forest, both in Orange County. o Yorba Linda has an 81 Walkscore, similar to Santa Ana's 86 Walkscore, The P: BR ratio is 0.78, well below SAAC's proposed P:BR ratio of 1,01 31 D -27 META Housing — Santa Ana Arts Collective Parking Analysis April 20, 2016 Page 4 o Lake Forest has a far lower Walkscore of 37, meaning that most errands require a vehicle. It's P:BR ratio is 0.85, again lower than SAAC's proposed P:BR. - The project whose unit distribution most closely resembles SAAC's is located in Torrance. This location is a "Walkers Paradise" with a 91 Walkscore, with some transit at a Transit Score of 38. In other words, the site is more walkable but less transit friendly than SAAC. It's P:BR ratio is 0.83, or 20% less than SAAC. Local commerce located within easy walking or two blocks of the site: Grocery stores and food markets Medical clinics, medical offices, dental offices, optometrist offices Convenience stores Restaurants (Norms Restaurant, Subway, Baskin Robins, Yoshinoya Beef Bowl, pizza, tacos /burritos shops) Tax, law and insurance offices - Beauty salon and barber shop - Dry cleaners Bank of America - Discount store - Museums (Kidseum, Bowers Museum two blocks away) 0 Consideration of the San Diego Affordable Housing Parking Study' ( "SD Parking Study ") (see Exhibit "B ", Executive Summary) was researched by Wilbur Smith Associates (now CDM Smith) in association with AECOM, for the City of San Diego. Its purpose was to "determine the links between affordable housing variables (income levels, household age, transit accessibility, land use context, and housing type) for use in developing a corresponding regulatory framework for parking requirements." While all the findings are included in the attached report, of particular relevance to our project is "In all of the projects studied, the amount of peak overnight parking used was less than the amount supplied." In the SD Parking Study, a parking model was developed based upon the findings in the statistical analysis. It provided the basis for empirically -based rates for four types of affordable housing: Family, Living Unit /SRO, Senior Housing, and Studio - 1 Bedroom. For family projects, total parking projected to be needed (adjusted for vacancy) is 1.1 parking spaces per unit overall. This would result In a projected parking demand of 64 spaces at Santa Ana Arts Collective. The report also I San IJidyo AHmdaEla Housing P.Am, Study - December 11, conducted and submitted by Wilbur Smith Associates in asdoniabon with AECOM, Mmhael F. Kodam" Planning Consultants, Richard Willson, PhD and the National Data and Sunning Sannoea 31 D -28 META Housing — Santa Ana Arts Collective Parking Anelysis April 20, 2016 Page 5 provides unit size parking demand by project type. As seen below, the highest demand for parking at the Santa Ana Arts Collective is projected to be 86.85 spaces. Here's the math behind the results above. All demand is from the Family Housing Parking Model Unit Size High/ Med/ Low Parking Ratio Units at SAAC High Medium Low 1 BR 1.0/0.6/0,33 26 26 15.6 8.58 2 BR 1.3/1.1/0.5 15 19.5 16.5 7.5 3 BR 1.75/1.4/0.75 17 29.75 23.8 12.75 Visitor 0.15 58 total 83 8.7 8.7 Staff 1 0.05 1 58 total 2.9 1 2.9 2:9 Total Parking Recommended 86,85 67.5 40.43 • Consideration should be given to not only low levels of resident automobile ownership, but also to current trends in auto ownership in millennials and population in general. 6 Shared -use and bicycle use considerations. The proposed project will have a storage room for as many as 28 bicycles. Current Industry trends, as written on by Dr. Donald Shoup in The High Cost of Free Parking', reflect a sustainable approach by making parking minimum requirements the parking maximum requirements or a "Freeze" on parking allowances. These trends have been, or are beginning to be, adopted by major metropolitan areas worldwide such as, but not limited to: Boston, MA - Cambridge, MA St. Augustine, FL - Los Angeles, CA (for adaptive re -use projects) - Columbus, OH Washington, DC Zurich, Switzerland Berlin, Germany London, England 2 The High Cost o[ Fns Perking - Plnnnera press, Amencnn PIe In g Aasocinuon. 2005. Dr, Doonid SM.P, Rpnrtment al Urban Plon.il On.,Wty ar 0.11 Vnia, tar Aeyeles 31 D -29 META Housing —Santa Are Arts Collective Parking Analysis April 20, 2016 Page 6 Table A Meta Housing Family Developments Parking Analysis Mere n .93 0A2 6anin Ane Ada Calhny 1080 N. Blain 6l�In Ana 02]01 F4mlly 50 2U 15 i] 113 a .95 8 Based on this comprehensive range of considerations, it seems prudent that a variance is justifiable for this proposed adaptive re -use facility. 31 D -30 pralahl Adtleess City 21p 8r44us pvrolm IT c.nmu.ro Type Units 19R 2aft 3HR 9paonsurvip4r aadrarm A,amsnnd Cn 1ml 938EAtla a Id. Lan An alas 9a01 O 05 2U ID F.'rb 00 15 1 35 1 50 154 1.93 -- 0:88' Union tFaml A arimants 424Union Los Angeles fl 01) 0 2 9 $11212009 Famll 21 0 9 12 24 11 Yffillill 4t 3 PlcdGremar M111110m1 A la. 3201 West Pin * BIVId loo An hies 90010 O 2004 1012007 Family 1 19 10 33 93 .31 + °: -;0:90 -0 Cllnlhn FamllVApatlmanip 2114 On On Sucel Las An ales 90026 2006 IV1212009 Family aA 24 0 12 36 1.00 '!'090 5 C anlaF ml A Wools 204 LUCas AVenu Los oaths 90029 —Pp— Op 2006 0 005 Family 21 2 12 ] 21 100 8 - yr d Terra a Femil A Is 1345 Emaraltl Odve Lan An atva 90020 0 2 D4 1200) Famll 85 8 38 39 193 1 02 ] filch*. Famli A nrimena 90N. Sf M1ol 6lrovt Las An Alva 00031 Oa 2008 ]2x12008 Famil 2S 0 12 J) 1.U0.[ 8 Ve onl Fn1r18 A1eri enla 40t5VOnnet en 9003] O 2010 51201 Fami 9 8 22 10 4B 1.00 .5. mn Ville aPerkA ed ,en1e 4601 E52 diva Vnmml 90053 O 512 812 0 15 Fami 45 B 2 4 ]8 1.98 `0.80 10 Cobrilla Faml AadmOnla 164U Cabdilo Ave Torrmmh 00501 O 4312915 land A 22 8 4 a8 150 0.83 11 Pedtic Avenue Adv C0lnn 5 1 aj0h AVn Son adry 90 1 1213012014 Pam 49 10 23 i9 9] 90 - 084: 12 La oannh96arnn1l V on Beth Sivd. Lm, 8enc1 tl002 O 212010 Fnm 40 0 0 20 104 2.20 "a r2v37, n, 1 5 m oVllo h ] 35 N. Wibdr AVenu* Rvaad. 01335 O 2009 ag u Famil ]3 20 6 25 118 1.58 0:]T' 14 Oerrdo Fam11 A ar1manls 129 EI Oarvd*AV *hue 6 mnr 81342 O 2008 9l 1200 Femi 90 1a 4 IS T9 13 " 0:85 15 Tables Tartvice A ed a la 9 4] Va s eivtl Penote a CII 01402 O 2011 9120 3 Pvmi 50 JB 0 19 95 1.18 ' "094 19 Thv Arry al Baker ench 2 OtlO RannOO Pnd<wa 9, La eel 8283 O A211010 Fnmi 189 5) ]5 5T 321 i.)0 - - [,085: 1 nr o Inch Pelm Famll Ala. 198-02 Yarde Linde 9lvtl Yotbs Linde 02986 O 120tl] Fe 1 44 0 0 30 91 220 1199. 10 .0 SOl C04r 55 nvvnwnatl AVa ran d 84fii3 O t' a 44 Is 19 In 1UU 2.02 Mere n .93 0A2 6anin Ane Ada Calhny 1080 N. Blain 6l�In Ana 02]01 F4mlly 50 2U 15 i] 113 a .95 8 Based on this comprehensive range of considerations, it seems prudent that a variance is justifiable for this proposed adaptive re -use facility. 31 D -30 MLTA Housing — Santa Ana Arts Collective Parking Analysis April 20, 2016 Page 7 Traffic Intensity Factor (T1F) Analysis (aka Traffic (Queue Study) The following is a review of the traffic intensity of the proposed Meta Housing — Santa Ana Arts Collective Parking Facility. When designing a parking facility it is critical to consider the external traffic flow, internal traffic flow and the ingress /egress control plazas. This will result in a parking facility that will provide the highest level of user comfort and convenience. It is also critical to understand the TIF for the parking facility. This calculation takes into consideration assumed peak -hour traffic volumes, along with ease of traffic flow which depends on the type of parking operation It is, e.g, free parking, paid parking, short -term (shopping patrons /visitors) and long -term parking (employees), etc. The proper design of the vehicular ingress /egress control plazas ensures desirable traffic flow. Consideration of the user - groups is important. For Instance, some facilities may not require gate - controlled access, whereby traffic has a free -flow style. Other facilities may require gate controls to realize revenue potential or to control user -type parking areas, e.g, residents, long- term/employee parking, nested parking areas, short- term /visitor parking, etc. Project Description The Meta Housing — Santa Ana Arts Collective will be an affordable housing /adaptive re -use project that will have one (1) van accessible space located at the Grade Level and 112 parking spaces in a one- level, subterranean parking garage. Of these, ten (10) spaces will be reserved for visitors and three (3) spaces will be reserved for employees. These thirteen (13) spaces will be located outside of the gated controls (see Exhibit "A ") and will have free -flow vehicular ingress /egress. The residential parking will be located in a reserved parking area that will have vehicular gate controls for ingress and egress. The proposed vehicular access will be via one entrance gate and one exit gate. The gates will be traditional sliding gates as are normally used in multi - family residential properties. These vehicular gates are proposed to be controlled by typical garage door openers. The opening of these gates typically takes approximately five to ten seconds. This is normally how gate - controlled entrances and exits function. High speed gates for this type of project are cost prohibitive. Specifically, this review will include confirmation that the vehicular access lanes will be adequate in regards to the parking control service rate for the parking components of this affordable housing residential project. This 31 D -31 META Mousing —Santa Ana Arts Collective Parking Analysis April 20, 201 G Page B analysis will focus on arrival rates since a primary concern of most destinations is allowing visitors /residents efficient access to the site efficiently. Visitor /Employee Parking As it relates to the ten visitor parking spaces and three employee spaces, industry standards indicate that the average vehicular headway for a free -flow system without vehicular control gates is estimated to be approximately 3.6 seconds per vehicle, if there is easy direct approach and no sharp /difficult turns into /out of the property. This equates to approximately 1,000 vehicles per hour per lane (60 seconds x 60 minutes = 3,600 - 3.6 seconds = 1,000 vehicles per hour). Conservatively, an assumption of 80% peak -hour traffic factor is used when considering the maximum traffic volume rate. Normally the traffic volume will be at a much lesser rate throughout the majority of the day, but 80% is being used as a conservative estimate for the purpose of this report. At 80% the maximum design rate is estimated to be, approximately 800 vehicles per hour. Residential Parking As it relates to the 99 residential parking spaces located in the subterranean level, industry standards indicate that the average vehicular headway for a gate - controlled system is estimated to be approximately 8.9 seconds per vehicle, if there is easy direct approach and no sharp /difficult turns into /out of the property. This equates to approximately 1,000 vehicles per hour- per lane (60 seconds x 60 minutes = 3,600 _ 8.9 seconds = 405 vehicles per hour). Conservatively, an assumption of 80 °% peak -hour traffic factor is used when considering the maximum traffic volume rate for this type of affordable housing residential property. Normally the traffic volume for this type of housing will be at a much lesser rate throughout the majority of the day, but 80% is being used as a conservative estimate for the purpose of this report. At 80% the maximum design rate is estimated to be approximately 324 vehicles per hour. Parking Control Service Rates The following are the anticipated parking control service rates for the visitor, employee and residential parking at the Meta Housing — Santa Ana Arts Collective: 31 D -32 META Housing -Santa Ana Arts Collective Parking Analysis April 20, 201 G Page 9 Visitor /Employee Parking Calculations — 13 Spaces At 80 %, the maximum visitor /employee traffic volume is 10.4 vehicles (.8 x 13). There is one entrance to the parking garage. Therefore, if all of the visitor and employee vehicles arrived at the same time, there would be a volume rate of 10.4 vehicles per lane. The TIF is then calculated as: 10.4 vehicles per lane _ 800 est. peak -hour traffic rate = .013 TIF Exhibit "C" — Reservoir Needs vs. Traffic Intensity, indicates that a .013 TIF falls well within a LOS of "A" on a scale of "A" to "E ", LOS "A" being the best. LOS "A" is the range from approximately 0 to ,55. Residential Parking Calculations — 99 Sgaces At 80 %, the maximum overall traffic volume is 79.2 vehicles (.8 x 99). There Is one entrance to the parking garage. Therefore, there is a volume rate of 79.2 vehicles per lane. The TIF is then calculated as: 79.2 vehicles per lane - 324 est. peak hour traffic rate = .244 TIF Exhibit "C' — Reservoir Needs vs. Traffic Intensity, indicates that a .244 TIF falls within a Level of Service (LOS) of "A" on a scale of "A" to "E ", LOS "A" being the best. EXHIBIT "C" RESERVOIR NELGS Vf.a. 'RAFFI.^. INTENSITY ; L -�- ° -_— ` d _ ff Trtiffl IpAnnrllY G� kb i?Yrl...tl Raltsi. H °y. wur'vki, R,ala? t 31 D -33 MCTA Housing — Santa Ana Arts Collective Parking Analysis April 20, 2016 Page 10 Conclusion The estimated Traffic Intensity Factor for both calculations (visitors /employees and residential) falls well within Level of Service "A ". Therefore, the proposed parking facility entrance /exit configurations will be more than adequate for the anticipated traffic volumes to the Meta Housing — Santa Ana Arts Collective Parking Garage. For both calculations, as currently designed, the total queuing distance is approximately 175' to 180'. Typically, queuing is the distance from the property line at the vehicular entrance(s) to control gate(s). In the case of the Meta Housing — Santa Ana Arts Collective Project it is the distance from the driveway at the property line at N. Sycamore Street to the first visitor parking spaces and vehicular control gates. At an assumed 18' vehicular length, this equates to a vehicular queuing of approximately ten (10) vehicles. With this, it is reasonable to believe that the proposed design is adequate to serve the needs of the site. Parking Design Group has used what would be considered to be conservative assumptions for these estimated TIF calculations. It would be reasonable to expect even better results, an improved LOS "A" if more liberal assumptions were applied, e.g. 80% peak -hour traffic flow rate. The calculations used in this analysis are based on industry- accepted standards and are typically used for determining similar TIF analyses for various types of parking facilities. Thank you again for the opportunity to provide our services on this important project. Please contact us with any clarifications needed or questions you may have. Sincerely, rA. David L. Vogel, Design Partner Attachments � �•. a' 11/0 i114 • .._:. - ,, is il•_ Y� •i xvcL21 a rt 31r� f p:\ users\ dnvid \Ja¢Idop \pdq \Prnjecta \arutlip I I I \soots ons arts colony\ anntunnaartecolon y porHinganeiprrkingdasiqnqrpup04 201 B.duc 31 D -34 0 , M_ are° `° parking design group W, Para Green (1G isawnaily- aancdCmnsd2ryalParkirttl evyn Gronp LLP Santa Ana Arts Colony Santa Ana, CA NORTH Proposed Parking Layout Scale: 9" = 40'(1 I "x 5.5" Sheet) Perking Capacity.. 99 Resident Qncluding S Access.) 10 Visitor (Including 1 Van Access.) 9 Employee 112 Total 31 D -35 Submitted to City ot Sari niepo Submitted by MbLY Srfl&� tilt— In association with AD— OM Michac-! R, Kedonl'l Nalf1iing (ow,okjwt�, Ric hard Mison PhD Nsil icwai Wla and 5ui veymp, 'Iervires WilburSmIth A 5 S 0 L I A T C 5 San Diego Affordable Housing Parking Study December 2011 31 D-36 Executive Summary Purpose & Goals The purpose of the San Diego Affordable Housing Parking Study was to determine the links between affordable housing variables (income levels, household age, transit accessibility, land use context, and housing type) for use in developing a corresponding regulatory framework for parking requirements. Organization & Process The study was broken down into the following discrete related tasks addressed by a collaborative team process. • Stakeholder and Public Outreach • Best Practices and Case Studies • Review of City Policies and Current Research • Applied Parking Model • Data Collection Methodology & GIS Database a Policy Recommendations • Statistical Analysis & Parking Demand Tool Stakeholder & Public Outreach A detailed public outreach strategy was developed including the use Project Working Group (PWG) that was used to solicit advice and feedback on policy issues. Other key elements of the outreach included project fact sheets, a public workshop and stakeholder focus groups. Review of City Policies, Current Research & Best Practices The city's parking code and policies, recent industry research pertaining to affordable housing and parking requirement adjustments, and best practices from similar communities were reviewed, revealing the following: 1) There is a substantial gap between demand for affordable housing and the number of units that can realistically be built in San Diego. 2) Affordable housing developments in San Diego are subject to a complex set of parking requirements and potential modifications. But, it is not clear the current code provides modifications in a manner consistent with a project's likely parking demand. 3) in addition to increasing the price of housing by driving up construction costs, parking requirements also impact site design; reducing the land available for residences. 4) While the costs created by excessive parking requirements affect all types of homeowners and renters, their impact on lower income households is particularly disproportionate because low income households consistently own fewer vehicles than their higher income counterparts. Data Collection Methodology & CFS Database GlS Database of Affordable Housing Sites: The consultant team developed a master list of affordable housing project sites based on city records.' The database contained 265 unique developments that were coded with a series of "project" and "neighborhood" variables that captured key characteristics about each development's qualities and surroundings. The sites were further reduced to eliminate all sites with less than 80% restricted units leaving 138 affordable sites available for data collection. Site Selection Methodology: The 1.38 sites established a variable profile target for a future a data collection sample. The goal for data collection was to select a minimum of 30 sites to survey that met the existing I . The list maintained by SDHC, RDA, CCDC and SEDC included both rental and ownership developments and contains project types ranging from senior housing, to transitional homes, to inclusionary units within larger market rate developments, ES -1 i 31 D -37 i project characteristic mix (existing population of affordable housing sites) and 20 of those sites to collect on- site parking occupancy data. The final selection was made by the city staff. Sources of data for the study are summarized as follows: • Household surveys — Household characteristics (e.g. size, income, # vehicles, parking behavior) • Management surveys - Project characteristics, details and operations • Field observations — Parking counts, land uses and parking restrictions, A total of 27 80 household surveys were distributed to 34 selected project sites with an overall 40% return. One management survey was returned for every project site. Field observations were conducted at 21 sites that maintained the original sample mix and also had a survey response rate of 20 percent or more. Occupancy data was collected at each site both on and off- street between the hours of 12AM and 4AM to measure peak resident parking demand. Property manager feedback was most helpful in the review of tandem parking and parking assignment practices. fla.rking I7a eland Analysis, The statistical arralysisof the survey and field data provided a step -by -step examination of the primary determinant of resident lal parking demand- household vehicle availability— considering both the level household vehilde avaihbility and factors that affect it. The findings are summarized as l'oilows:; 1) Parking demand for affordable projects is about one half of typical rental units in San Diego; almost half the units surveyed had no vehicle:' 2) Parking demand varies with type of affordable housing (i.e., Family Housing versus SRO); higher 3) the amount of peak overnight parking used was less than the amount Parking Model: A parking model was developed based upon the findings in the statistical analysis. It provided empirically-based rates for four types of affordable housing: Family, Living Unit /SRO, Senior Housing, and Studio - ]. Bedroom. The model's predictions were compared with existing requirements and supply patterns, to understand the alignment of those requirements with actual demand levels. The main conclusion from these tests was that current requirements do not require significantly more parking than the household survey -based parking model would suggest. Overnight parking occupancy in projects (where data was available) was less than the current requirements and the model prediction, but overnight parking counts did not account for visitor parking, overnight trips by residents, and some other aspects of demand. ecomYXI en CIO fl rids it was recommended that the parking modal be used to create a, fool; up table of new affordable housing parking requirements. The parking regNiren, ents are determined based on type of afforefable housing and its context in, terms of transit avaffabilfty and, walkability. The parking, requirements also include provisions for visitor and staff parking and expected vacancy. The recornmen&if parsing reclufrements are summarized in the following table, ES -2 ( 31 D -38 r� V , 4 W `o w c � rl C C b M L> b � ti r ri F F-1 N N N N N N ° N N y U , �1p.1 O F � �y N M ° 3 ° yr `j. t O t t,J t N N O o c ci d d c ci c ci a L d CY. a ti u .r z W ^ ^ M Lq N N d O O � M M O O W; m W b b M ` `�. c c5y i14-1 .•.��s r raa z z n nrj m mac' M M10 v n n o o 0 0 0 0 4 v o w w v vl u u°i I In 0 0 0 0 0 a d It 7 I It t tI It C 7 It a � a m � r E v c m E E `c 3 y W It E 6 3 $ 0 0 0 4 N W It E 0 a � ry ti m a v �fi y w E N 4 O v t m � N W n F � a U C y C d C V N C p C Q m ecL W C N O v L i vU- N y � i Itl C ta,1 N tl It J O V ry w1O v 9 v V p P W 5 a `o > n E 4> E a v a o 3 W uti m N CN 11 L N c m a '''ou ire > vl a I� a .- �rvmww.o r. M w 1 T W 31 D -40 Santa Ana Arts Collective Meta Family Developments Parking Analysis Project Address City gip Total 1OR 26R units 7 Sichel Family Apartments 1805 N. $!chat Street Los Angeles 90031 37 25 0 8 Vermont Family Apartments 4915 Vermont Los Angeles 90037 49 8 22 10 Cabrillo Family Apartments 1640 Cabrillo Ave Torrance 90501 44 22 8 15 Tobias Terrace Apartments 9247 Van Nuys Blvd Panorama City 91402 56 38 0 3 Pico/Gramercy Multifamily Apia. 3201 West Pico Blvd Los Angeles 90019 71 19 19 14 El Dorado Family Apartments 12129 El Dorado Avenue S Imar 91342 60 18 24 9 Vemon Village Park Apartments 4601 E 52nd Drive Vernon 90058 45 9 22 13 Sherman Village 7135 N, Wilbur Avenue Reseda 91335 73 20 28 18 The Grove at Sunset Court 55 Havenwood Ave Brentwood 94613 54 18 18 12 Lon Beach & Burnett 2355 Long Beach Blvd. ach 90802 46 0 26 6 Emerald Terrace Family Apts. 1345 Emer ald Drive eles 90026 85 a 38 2 Union Point Famil A artments 420 Union Drive ales 90017 21 0 9 16 The Arro a at Baker Ranch 26000 Ranoho Parkway South est 92630 1$9 57 75 5 Coronita Famil Apartments 204 Lucas Avenue nLong ales 90026 21 2 12 11 Pacific Avenue Arts Colon 303 South Pacific Ave ro 90731 49 10 23 17 Yorba Linda Palm Famil A ts. 18542 Yorba Linda Blvd. nda 92886 44 0 8 Clinton Famil A artments 2114 Clinton Street eles 90026 36 24 0 1 Adams and Central 939 E. Adams Blvd. eles 90011 80 15 35 ,. 535 177 167 Santa Ana Arts Colony 1666 N. Main St Santa Ana 92701 58 26 15 31 D -41 Property list M:1Current ProjectsWeta Housing 1666 N MainWeta Family Developments Parking 31 D -42 L5 5.9.16 RESOLUTION NO. 2016 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2016 -04 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED PARKING FOR THE PROPERTY LOCATED AT 1666 NORTH MAIN STREET 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. 2016 -04 to allow a reduction in required parking pursuant to SAMC Section 41 -1652 for a mixed -use adaptive reuse project proposed at the property located at 1666 North Main Street. B. On May 9, 2016, the Planning Commission held a duly noticed public hearing on Variance No, 2016 -04. C. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to approve this Variance application pursuant to Santa Ana Municipal Code (SAMC) Section 41 -1652, have been established for Variance No. 2016 -04 for the proposed reduction in required parking: That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, that 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 on a project site that is built out and is completely surrounded by streets or other development. Due to its location, there is no feasible option for providing the additional parking that the Adaptive Reuse Ordinance requires for the new construction proposed as part of the adaptive reuse project. Based on a parking analysis and comparison with other affordable housing projects in the region, staff analysis shows that the number of on -site parking spaces will be sufficient to meet the needs of the project. Moreover, the parking analysis prepared for the A Resolution No. 2016 -xx 31 D -43 Page 1 of 7 project and the comparable San Diego Affordable Housing Parking Study indicate that a surplus of parking spaces will be provided for the project. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with the surrounding land uses without detrimentally affecting the area. 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 convert the building to a use that will contribute to the community by providing family - oriented affordable housing and ground -floor commercial uses. The site that is the subject of this application has remained underutilized in recent years. The granting of the variance will allow a new type of use, a mixed -use, arts- and family- oriented affordable housing project, to establish itself in Santa Ana. 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 proposed as part of the adaptive reuse project. 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 redevelop the site, contributing to the vitality and success of the Main Street corridor, which has emerged as an arts and educational corridor in recent years. 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 adaptive reuse project use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the Santa Ana Arts Collective that promote a balance of land uses to address Resolution No. 2016 -xx 31 D -44 Page 2 of 7 basic community needs such as housing and commercial uses 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, including arts production spaces, galleries, and community centers. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The Santa Ana Arts Collective adaptive reuse project will include significant improvements to a building that has remained underutilized in recent years and will include additional investment in new construction. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The project will be located in a primarily commercial area and its operations will be compatible with the surrounding commercial businesses and their operations. The parking analysis provided for the project and the comparable San Diego Affordable Housing Parking Study indicate that the proposed parking is more than adequate to meet the needs of the site. Conditions of approval will also ensure that the project remains compatible with surrounding land uses. D. In accordance with the California Environmental Quality Act, the proposed project is categorically exempt from CEQA review per Section 15332, The Cuss 32 exemption applies to projects characterized as infill development meeting the following conditions: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In analyzing the variance application, staff finds that the project qualifies for the Class 32 exemption. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations through the Adaptive Reuse Ordinance. As proposed, the project will meet the intent and standards of the General Plan Land Use Element and SP -3 zoning district standards. Moreover, the proposed development will take place within city limits and is on a Resolution No, 2016 -xx 31 D -45 Page 3 of 7 project site that is less than five acres in size and is surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species and is not identified in the General Plan as having such value. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The City's Planning Division and Public Works Agency have reviewed the proposed project and have determined that the amount of traffic, noise, air quality impacts, or water quality impacts are below thresholds that would warrant further analyses. Finally, the site is already served by all required utilities and public services as it is located within a heavily - urbanized area near the intersection of Main and Seventeenth streets. Based on this analysis, a Notice of Exemption for Environmental Review No. 2016 -17 will be filed for this project. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Variance No. 2016 -04 as conditioned in Exhibit A, attached hereto and incorporated herein for the project located at 1666 North Main Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 9, 2016, and exhibits attached thereto and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 9th day of May, 2016, AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Resolution No. 2016 -xx 31 D -46 Page 4 of 7 James Gartner Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016 -xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 9, 2016, Date: Acting Recording Secretary City of Santa Ana Resolution No. 2Q16 -xx 31 D -47 Page 5 of 7 EXHIBIT A Conditions of Approval Should the Planning Commission approve Variance No. 2016 -04, 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 prior 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. 1. All proposed improvements must conform to the Development Project Review approval of DI' No. 2016 -09 and the staff report exhibits. 2. Prior to submittal into Building plan check, the applicant shall establish the location of a trash pickup staging area through coordination among the Planning Division, Public Works Agency, and trash service provider. 3. Prior to submittal into Building plan check, the applicant shall provide the Planning Division and Public Works Agency two copies of an approved parking management plan for residents, visitors /guests, and patrons of any events or commercial activities. The parking management plan shall contain information on number of parking spaces assigned to each unit, parking permits, and on- or off -site parking and valet strategies for any special events. 4. Prior to submittal into Building plan check, the applicant must provide the Public Works Agency and Planning Division an authorization from the adjacent property owner to the south of the project site for the relocation of the driveway approach along the adjacent owner's property frontage on Sycamore. 6. Prior to submittal into Building plan check, the applicant shall submit street improvement plans that, among other requirements, indicate the removal of parking restrictions where possible along the property's frontage on Sycamore Street, 6. Prior to issuance of building permits, applicant shall submit detailed landscape, furnishing, lighting, and irrigation plans to the Planning Division for review and approval. Resolution No. 2016 -xx 31 D -48 Page 6 of 7 7. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine whether administrative relief is available or the variance must be amended. Resolution No. 2016 -xx 31 D -49 Page 7 of 7 31 D -50