HomeMy WebLinkAbout31D - CUP - 1400 W EDINGER AVEREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
AUGUST 2, 2016
TITLE:
VARIANCE NO. 2016 -05 TO ALLOW A
REDUCTION IN PARKING FOR 24 HOUR
FITNESS AT 1400 WEST EDINGER
AVENUE - MO MYERS, APPLICANT
{STRATEGIC PLAN NO. 3,2)
ii fLI /�.�II�
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
►,1 :2:204 0dfs,
❑ As Recommended
❑ As Amended
❑ Ordinance on 1" Reading
❑ Ordinance on 2 I Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Variance No. 2016 -05 as conditioned.
PLANNING COMMISSION ACTION
At its regular meeting on July 11, 2016, by a vote of 5:0 (Verino absent), the Planning
Commission adopted a resolution approving Variance No. 2016 -05 as conditioned to allow a
reduction in required parking for a new 24 Hour Fitness health club at 1400 West Edinger Avenue
located in the Planned Shopping Center (C -4) zoning district. The Planning Commission made
no changes to the recommendation outlined in the attached staff report (Exhibit A).
DISCUSSION
24 Hour Fitness is proposing to open a new health club within a 40,033- square foot vacant tenant
space at 1400 West Edinger Avenue. The overall site is approximately 6.3 acres in size and
contains a multi- tenant commercial center that is located at the southwest corner of West Edinger
Avenue and South Bristol Street and is anchored by a Smart & Final Extra market and a Rite -Aid
pharmacy. 24 Hour Fitness will be making numerous interior tenant improvements and exterior
changes to an existing building to accommodate the health club. The project will feature a new front
fagade that will contain a combination of glass, stone and stucco that will be compatible with the
majority of the buildings on the site. In addition, the parking lot will be slightly reconfigured to add
additional parking spaces, and will be repaired, repaved and restriped to current Code. In addition,
new trees will be planted throughout the reconfigured parking lot. 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, miscellaneous storage and utility
rooms, a basketball court and an indoor swimming pool. Full -sized plans are available for public
viewing in the Clerk of the Council Office.
31 D -1
VA No. 2016 -05 — Reduction in Parking for 24 Hour Fitness at 1400 West Edinger Avenue
August 2, 2016
Page 2
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #3 - Economic Development,
Objective #2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies).
FISCAL IMPACT
There is no fiscal impact associated with this action.
Hassan Haghani, Ak P
Executive Director
Planning & Building Agency
VF:rb
VF \Reports \VAs \VA16 -05 24 Hour Fitness Parking. cc
Exhibit: A. Planning Commission Staff Report
31 D -2
REQUEST S
f
PLANNING COMMISSION MEETING DATE:
JULY 11, 2016
TITLE.
PUBLIC HEARING — FILED BY MO MYERS
FOR VARIANCE NO. 2016 -05 TO ALLOW A
REDUCTION IN PARKING FOR 24 HOUR
FITNESS AT 1400 WEST EDINGER AVENUE
{STRATEGIC PLAN NO. 3,2)
Prepared by Vince Frei %Oso --
Ex utive drector
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
APPROVED
•
As Recommended
•
As Amended
•
Set Public Hearing For
DENIED
•
Applicant's Request
•
Staff Recommendation
CONTINUED TO
Adopt a resolution approving Variance No. 2016 -05 as conditioned.
Request of the Applicant
Planning Mana6er
Mo Myers of Think Architecture, 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 a retail center located at 1400 West Edinger Avenue.
Prolect Location and Site Description
24 Hour Fitness is requesting approval of a variance in order to open a new health club within a
vacant tenant space at 1400 West Edinger Avenue. The overall site is approximately 6.3 -acres in
size and contains a multi- tenant commercial center that is located at the southwest earner of West
Edinger Avenue and South Bristol Street. The site is anchored by a Smart & Final Extra market and
a Rite -Aid pharmacy and contains numerous retail and eating establishments. 24 Hour Fitness will
be locating within a 40,033- square foot tenant space that is located at the southwest portion of the
site.
The retail center contains approximately 129,500 square feet of commercial and restaurant space and
opened in 1963. Retail tenants currently share 551 parking spaces that are provided in a surface
parking lot. The site is surrounded by retail and residential to the north and west; by a church use to
the south; and Mater Del High School to the east (Exhibits 1, 2 and 3).
The General Plan land use designation for the site is General Commercial (GC). General
Commercial land use districts provide accessible commercial development along the City's arterial
transportation corridors and provide important neighborhood facilities and services, such as this
health club. The site is located within the General Commercial (C -2) zoning district, which allows
retail and service uses such as health clubs, making the proposed use consistent with the General
Plan and zoning designations.
EXHIBIT A
31 D -3
Variance No. 2016 -05
July 11, 2015
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 40,033 square feet of floor space within an existing one -story commercial
building that was once occupied by K -mart. This building is currently planned to undergo significant
alterations to accommodate a health club use.
Among the various building improvements currently in progress are significant exterior modifications
to the building, The project will feature a new front facade for the building that will contain a
combination of glass, stone and stucco that will be compatible with the majority of the buildings on the
site. In addition, the project will include the repairing, reslurryjng and resthping of the parking lot as
well as the installation of new trees throughout the parking lot.
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,
miscellaneous storage and utility rooms, a basketball court and an indoor swimming pool. A total of
25,307 square feet of interior area will be devoted to physical activity. The remaining area of the
building will be utilized for ancillary uses such as locker rooms, retail and reception areas, and
corridors. Access to the project site will be provided from the existing driveways on Bristol Street and
Edinger Avenue (Exhibits 4, 5, and 6).
Project Backaround
The subject building was originally constructed in '1963 to accommodate a K -Mark store. The retail
center contains over a dozen stores that have incrementally undergone a major remodel, with the first
in 2010 with the construction of the O'Reilly Auto Parts building. In 2014, the easternmost building on
the site was re- tenanted by Smart & Final Extra, with the building remodeled to accommodate the
market use. The current anchor building is proposed to undergo significant exterior and interior
reconfiguration to accommodate the 24 Flour Fitness. The subject building was last occupied by Vic's
Outlet, which vacated the premises in 2005. Since then, the property owner has explored many re-
tenanting options for the site, including the current health club 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 second location and would occupy a vacant anchor building. The proposed
hours of operation at the Santa Ana location are 24 hours per day, 365 days per year.
31 D -4
Variance No. 2016 -05
July 11, 2016
Page 3
Prolect Analvsis
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 variance is necessary for the preservation and
enjoyment of substantial property rights; that the variance will not be detrimental to the public or
surrounding property; and that 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 retail
center currently contains 551 parking spaces to serve all uses. The applicant, as part of the overall
store reconfiguration, intends to restripe existing spaces and realign a driveway within the center to
increase the amount of available parking spaces to 609. The spaces within the parking lot 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 58. The building proposed as the
location of 24 Hour Fitness is proposed to be parked at a rate of 5.5 spaces per 1,000 square feet
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, 904 stalls are required for the health club project
(calculated from approximately 25,307 square feet of activity area) and a total of 1;400 parking
spaces required on the entire site. Based on the SAMC requirements and the current parking
variance's requirements, a deficit of 791 parking spaces or 56 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 LSA 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 those uses found within this retail center. The study also analyzed other health clubs
and the actual parking demand for their use within multi -use centers in an effort to provide a
realistic parking demand for 24 Hour Fitness.
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 5.5 spaces per 1,000 square feet was
established for health clubs. This standard was derived by analyzing the Urban Land Institute (ULI)
parking generation factor as well as reviewing the parking demand of similar full- service health clubs.
31 D -5
Variance No. 2016 -05
July 11, 2016
Page 4
Based on this analysis, the retail center's peak parking demand of 329 spaces would occur during the
weekday peak at 6:00 p.m. and 361 spaces during the weekend peak hour at 5:00 p.m. Moreover,
the study reflects the health club's separate peaks, which would also 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
to capture additional spaces as well as those to be removed to enhance on -site circulation. All of the
peak demands will be less than the 609 spaces available on the site after the restriping, leaving
parking surpluses that will range from 248 to 280 spaces (Exhibit 7).
Since 2000, the City has considered similar requests for parking variances for health clubs at five
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« Street, Planet Fitness at 2725
North Bristol Street and, most recently, 24 Hour Fitness at 2800 North Main Street (Main Place Mall).
Parking variances at these locations were approved with reductions in parking of approximately 30,
31, 51, 50 and 20 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 unique circumstances exist
that warrant approval of the variance. This includes its location results in no feasible option to
provide additional parking that the Santa Ana Municipal Code requires for the health club; on -site
parking spaces will be sufficient to accommodate all uses on the site as identified in the parking
analysis for the project; 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
site will have sufficient parking to accommodate the various uses during the peak parking hours on
both weekdays and weekends; the variance will allow the property owner to fill a long- vacant tenant
space, contributing to the vitality and success of the retail center. Finally, conditions have been
placed to ensure that the site be in compliance with all other development standards applicable to the
property.
Public Notification
The project site is located within the boundaries of the Mid -City Neighborhood Association and
adjacent to the Memorial Park and Shadow Run Neighborhood Associations. Staff contacted the
presidents of these Neighborhood Associations, 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.
31 D -6
Variance No. 2016 -05
July 11, 2016
Page 5
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. No expansion of square
footage or interior reconfigurations of existing square footage is proposed as part of the project. The
proposed tenant has been found by the City's development review agencies to not create any
adverse impacts. The fitness center is proposed to be located on a site that is not designated by
federal, state, or local agencies to be an environmental resource of hazardous or critical concern.
The cumulative impact of this project will not be significant as there are no other fitness facilities
currently on or near the site, the property is already served by roads and utilities, and will not
create any adverse impacts such as noise, traffic, or safety concerns. There is no reasonable
possibility that the project will have a significant effect on the environment due to unusual
circumstances. The project is not located within a highway officially designated as a state scenic
highway and will not result in damage to scenic resources. The project is not located on a site
which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
Lastly, the project is not proposed on a site that is considered a historical resource or that is listed
in the Santa Ana Register of Historic Properties. As a result, Categorical Exemption Environmental
Review No. 2016 -8 will be filed for this project.
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).
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
adopt a resolution approving Variance No. 2016 -06 as conditioned.
Vince Fregoso, AfCP
Principal Planne
VF:jm
VRReportsNAMVA16 -05 24 Hour Rtness Parkln9.pc
31 D -7
Variance No, 2016 -05
July 11, 2016
Page 6
Attachments:
Exhibit 1 — Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Site Plan
Exhibit 5 — Floor Plan
Exhibit 6 — Elevations
Exhibit 7 — Shared Parking Analysis
31 D -8
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31 D-9
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31 D -10
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Me Myers
principal
Think Architecture
5151 South 900 East, Suite 200
Salt Lake City, Utah 84117
Subject: 24 Hour Fitness Parking Analysis, 1400 West Edinger Avenue, City of Santa Ana, County
or orange, Cahfonnia
Dear Mr. Myers:
LSA is pleased to submit this parking analysis for the proposed 24 Flour Fitness (project) in the City or
Santa Ana (City), County of Change, California. The project is located at 1400 West Edinger Avenue nn
the southwest corner of Bristol Street and Edinger Avenue. The purpose of this parking analysis is to
determine whether the parking demand generated for a proposed health club (24 Hour Fitness),
including the surrounding occupied retail zinc[ restaurant uses within the center, would exceed [lie total
parking supply provided ror tine center.
In this parking analysis. LSA evaluates the existing parking supply and demand, calculates the
additional parking supply and demand generated by the new health club, and analyzes shoed parking
opportunities between the various land uses within the center. Similar shard parking studies for health
clubs in the City and other sources are discussed to establish if parking rate that accurately represents the
parking demand this project would gencrate. The application of a more realistic, yet conservative,
parking rate leads to the conclusion that the demand for parking ht the center would not exceed the
supply of 609 spaces with the proposed project.
EXISTING CONDITIONS
Pie proposed 24 Flour Fitness is located in a retail center on tine southwest corner of Bristol Street land
Edinger Avenue at 1300 -1414 Edinger Avenue. The eater consists c 7 buildings with space for
13 tenants. Approximately 131,707 square feet (sf) of retail and restaurant uses are Currently on site,
including a vacant 40,033 sr retail store. There tar 551 parking spaces currently on site; however, the
project will reconfigure the parking lot to include 609 total parking spaces. A site plan of the center and
the proposed 24 FourFitnesS is included in Figure I (till figures and tables are attached).
Parking avcumtdation counts were conducted by National Data & Surveying Services (NDS) between
7:00 a. in, and 10:00 p.m. Wednesday. February 10, 2016, and Saturday, February 20. 2016. These
periods are reprewilLative of typical business operations at this facility and were chosen to represent the
typical panting demand for weekdays and weekends. The NDS parking surveys are provided as an
attachment. A summery of the existing parking demand is provided in Table A.
6 /3n6..P�vrr I 160n WU'l, kn,p AnalysisLlrw,dncx- EXHIBIT
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31 D -16
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Table A: Existing Parking Demand
Survey Day
I Total Parking
Peak 1'arldng
I Parking Surplus/ Percentage
(Peak Hour)
Su r rl
Demand
I (Deficit) Utilization
Wedncsday (2:00 pau.)
55I
f 51
400 27%
Saturday (3:00 .m.)
55i
179
372 32 %,
As Shown in Table A, the peak parking demand of the existing retail center was 151 vehicles at 2:00
p.m. on Wednesday, February 10, 2016, and 179 vehicles at 3:00 p.tm on Saturday, February 20, 2016.
Therefore, the total existing parking supply of 551 spaces had a surplus of available spaces on each of
the days surveyed in the existing condition.
In accordance with the City's off -street pat-king requirements, a parking summary has been created for
the center and is attached as Table B. Fora retail land use, the City's required parking rate is I space per
200 sf of gross ]oot- area (OFA). Fora restaurant ]and usc, the City's required parking rate is I space
per 100 sf or GFA, including open -air dining areas.
In February 2016, die retail center included approximately 125,097 sf of retail use, 5,510 sf of restaurant
use, and 1,100 sr oi' other use for a total of 131,707 sf, The "other" land use refers to the 1,100 sf site
occupied by ,in unmanned Verizon Wireless Antenna. Due to the fact that no one is going to this site on
a consistent basis, there is no parking required for this space. As stated in Table B, 484 parking spaces
are required for the occupied uses of the center, This is within the existing 551 spaces provided on site.
It should be noted that this floes not account for the 40,033 sf retail space because it is currently vacant.
PROPOSED PROJECT
The proposed project would convert 40,033 sf of vacant retail space into 25,307 sf of health club use
and 2,025 sf of child care use, The remaining square footage is considered "ancillary floor area /space
designated for amenities" (e.g., locker rooms, retail and reception area, storage, office, and circulation).
A stated above, the project will reconfigure the existing parking lot and, as a result, gain an additional
58 parkin.- spaces, The total parking supply proposed for the site is 609 spaces. The City's current
parking rate is I space per 28 sf for health clubs, and I space per occupant plus I space per teacher for
child care centers. This translates to 904 parking spaces for the health club (workout) square footage and
12 parking spaces lot- (lie expected occupancy of the child care, totaling 916 spaces far the entire
project. With the parking required for the occupied uses on site (434 spaces), the demand for the entire
center would be 1,400 parking spaces. Since 609 spaces will be provided, there is a deficit of 791
spaces, according to the City's pat'Icing rates.
Ilourly Member Sign-In Counts for 24 Hour Fitness clubs have been provided to LSA by the applicant
and are attached as Table C, This data reflects the number of members who have signed in during it
specific hour of the day for the entire month. The data is from four 24 Hour Fitness Super Sport
lWaLions (r.c„ Orange Super Sport, Santa Ana Super Sport, Yorba Linda Super Sport, and Costa Mesa
Newport Super Sport) close to andlor similar in location to the proposed Santa Ana location. The
information provided shows the hourly distribution or total check -his from October, November, and
December 2015. From this information, daily averages were calculated by dividing the monthly total by
the number of clays in the month.
6/3t U, WNI'nKI601tr)o6hirking Annlysi,. IunedocN,
31 D -17
Based on the daily average by hour, a minimum of 21 members (10:00 p.m.) and a maximum of 169
members (8:00 a.m.) arrived at these facilities. '['his represents significantly less .Attendance than would
be realized using the City's parking rates for health clubs.
SHARED PARKING ANALYSIS
Because the ('fly's parking requirements do not take into account the difference in demand during
different hours of the day, a shared parking analysis has been performed to determine the appropriate
nmrther of parking spaces for this project based on time -of -day factors.
The Urban Land Institute (UL1) has collected data on the variation in parking demand for land uses
(including health clubs) by time of day and has published that data in Shared Parking (Second Edition).'
Table D displays the anticipated variation in parking demand generated by the proposed project using
the City's Parking Requirement, which is then added to the observed existing parking demand to
determine the future parking demand by time of day. This total is compared to the parking supply of 609
spaces to determine the number of shared spaces remaining. Table D includes separate utilization
percentages for weekdays and weekends.
As ,shown in Table D, the peak shared parking demand is 1,024 at 6:00 p.m. weekdays and 1,056 at 5 :00
p.m. weekends. Using the City's parking requirement of' I space per 28 sf, a mininuun of 317 spaces
(10:00 p.m,) and a maximum of 904 spaces (6.00 p.m.) are utilized by the health club at one time. As
stated earlier, this does not correspond to the sign -in data provided by 24 [lour Fitness.
In 2015, Linscott Law & Greenspan. ?;nginccrs (1,1:,G) submitted a parking analysis for a proposed Planet
Fihress at Pa cifiCenter.' Similar to this study, the Planet Fitness Study was conducted for the conversion
of vacant retail space to it health club in a mixed -use center in Santa Ana. In the Planet Fitness Study,
parking rates were identified from previous studies within the City, It was concluded that "larger (_greater
than 30,000 sf), more 'amenitized' health clubs have much lower parking ratios compared to typical city
code ratios." Table 1;, below, outlines the rates discussed in the Planet Fatness Study.
Table E: Peale Parking hate Summary,
Source
Rate
Santa Ana City Code
1 Space per 28 sf
Pff? Parking Generation'
I Space per 190 sl' --
LA Fitness Studies'
I S gal ce pci I L2 2A
2009 24 Flory fitness 91udy
(plus 17%COntinRcncy)
_
I Space )er200&1'
Spectrum Club Study '
1 Space per 222 sl'
2009 24 []our Fitness Study-'
(ror UPC Gym)
I I S pace per 234 sf
Institute td'I'rnnvpml;uinn Fnglnem n'rFi1 Parking G'enertidnu. Pouah riditlan (2010).
' Parking Study by Umentl Lae R Oreenspan, Engineers (i.M.
Urban Land Indianan, Shared Pa Amt,,. Sccnnd P,ditiun, .taru ary 2005.
Linscott Law & Greenspan. Engineers, Mwised Parking Deumnd Ann(,)rels.2015,
6l3llfi �P:ATIIICI fiU HDacVPurking Italy ±i. +..lunedocx -
31 D -18
L,
The parking rate applied in the Planet Fitness Study was from the LA Fitness Study (i.e., I spice per
182 sf or 5.5 spaces per 1,000 sf). As the most conservative rate of the alternatives to the City's
requirement, the LA Fitness rate is the most reasonable alternative to not underestimate the demand in
parking for a health chub in the City.
When applied to this 40,033 sf 24 Hour Fitness ,project, a parking rate of I space per 182 sf generates
221 parking spaces. The. entire square footage is used because the parking rates above were found by
analyzing the entire fitness club rather than only the workout area. Table F shows the results of applying
the alternate rate to the project site. Based on this, the highest demand for parking at the proposed 24
Hour Fitness is 221 spaces. On weekdays, the peak number of parking spaces occupied in the center is
329 at 6:00 p.m. This leaves 280 residual parking spaces during peak weekday hours. Ohl weekends, the
Peak number of parking spices occupied in the center is 36 t spaces at 5 p.ni. This leaves 248 residual
parking spaces during the busiest time of the weekend.
CONCLUSIONS
According to the existing (February 2016) parking surveys, the center had a peak of 26 percent and 32
percent of parking spaces being utilized on weekdays and weekends, respectively. With the addition or
the 241-four Fitness, the peak parking demand of the occupied uses was 361 spaces (i.e., 59 percent
utilization with 248 vacant spaces). The parking lot for the retail center is not expected to reach or
exceed capacity with the conversion of the vacant retail space to a 241 Hour Fitness health club.
Based on the shared parking analysis, the parki ng supply or 609 spaces can adequately accommodate
the existing and forecast peak parking demand of the entire center with the proposed project oil a
weekday and weekend.
Sincerely,
LSA ASSOCIATES, INC.
I�
Ken Wilhelm
Principal
Attachments: Figure 1: Site Plan
Table B: Parking Summery
Table C: ILourly Member Sign -fn Counts
Table D: Variation in Parking Demand
Table F: Planet Fitness Study Parking Rates
NDS Parking Surveys
613116 ••PATHK 160hDo011arking Anu YY,,.J1m,.aacc•.
31 D -19
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Table F: Shared Parking Analysis - Alternate Rate
WEEKDAY
Existing Occupied Uses 1
241dour Fitness
size= 91,674 SF
size= 40,033 SF
Total SP: 131,787
1 space/ 159 SF
1 space/ 192 SF
Spaces
ResiduaV
demand = 484 spaces
dun :cod = 221 space~
`9, etilizution a oces
°lr7 u00za0mr Spans
Time
Utilized
Provided
iDefJcitl
7:00 AM
517 26
401% 89
115
609
494
9:00 AM
1071 50
401/, 99
139
609
470
9:00 AM
121Y, 59
7017, 1S5
213
609
396
10:00 AM
16"% 79
700/ 155
234
609
375
11:00 AM
2417 118
90^F, 177
295
609
314
12:00 I'M
25% 123
6017, 133
255
609
354
1:00 PM
28'/0 136
70% 155
291
609
318
2:00 .I'M
30 144
7017 155
299
609
310
3:00 PM
2617,, 1?5
70 "/0 155
280
(109
329
700 1'M
2117- 102
8011, 177
279
609
330
5 :00 PM
231/1 110
90>7, 199
309
609
300
6:00 PM
22'90 108
:100 %7. 221.
329
.609
230
7:00 PM
2314= 113
90% 199
312
609
297
8:00 PM
20% 97
8070 177
274
609
335
9:00 I'M
151/ 71
70P/ 155
226
609
383
10:00 I'M
40
1 3570 79 1
113
609
491
Peak Shared Parking Denumd
329
Parkins 5'upph`
609
Residua7/(De vii)
2�6
WEEKEND
Existing Occupied Uses
24 Hour Fitness"
size= 91.1174 SF
site= 40.03 SF
Total SF: 131,7071
Spaces
1 spraee/ 189 SI;
I space/ 182 SF
Residuall
demand 2 497 s aces
(ICltl(Ind = 22l s am
%u016.ation spaces
^ /e- utilizalimr spaces
'rime
Utilized
Provided
11)eficitl
7:00 AM
6% 29
4570 100
129
609
490
8:00 AM
1017, 49
3517, 78
126
609
483
9:(H) AM
16171 79
5017 111
190
609
419
10;00 AM
211/1 103
35!% 78
181
6119
428
11:00 AM
28171. 135
5071 III
246
609
363
12:00 I'M
34'% 1&1
5090 111
274
609
335
1:00 I'M
3 <11k 165
3011 67
232
609
377
200 PM
361X 176
251/, 56
232
609
377
3:00 I'M
3717, 179
30% 67
246
609
363
4:00 PM
31'9 149
5 71 % 12
271
609
338
5:00 PM
29% 140
100% 2911
361.
609
248
6:00 PM
26'70 125
951% 210
335
609
274
7:00 PM
214:= 103
6()% 133
230
609
373
8:00 PM
191/1 - 95
30 67
152
609
457
9:00 ply]
16h 76
1() 1/1 23
99
609
510
10;00 PM
91X7 45
17 3
1 48
609
1 561
Peak Shored Parking Dummid
361
Parking Snppl,r
609
Residual /(DrHei7)
2475'
11 Negative values.
1 Parking demand and milization is bused on survey, conducted on Nc6rrauy 10, 2016.
�Porking dumaml and ulili .III ion is honed on surveys conducted on F'ehrwuy 20, 2016.
' Pmking dcm:md Is bawd an the LI,Gs altenwte parking rata, turd puking utilization Is basud on the Urban Land hwimle (ULp
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LS 7111/16
RESOLUTION NO.2016 -xx
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2016 -05 AS CONDITIONED TO ALLOW A REDUCTION IN
REQUIRED PARKING FOR THE PROPERTY LOCATED
AT 1400 WEST EDINGER AVENUE
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. The Applicant is requesting approval of Variance No. 2016 -05 to allow a
reduction in the required parking for a proposed 24 Hour Fitness health club
at 1400 West Edinger Avenue.
B. Variance No. 2016 -05 came before the Planning Commission of the City
of Santa Ana for a duly noticed public hearing on July 11, 2016 to consider
all testimony, written and oral.
C. Variance No. 2016 -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. The
Planning Commission determines that for Variance. No. 2016 -05 the
following findings have been established:
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or surroundings,
the strict application of the zoning ordinance is found to deprive the
subject property of privileges not otherwise at variance with the intent
and purpose of the provisions of this chapter.
The project site has a special circumstance related to its
location and surroundings. The proposed use will be located
within a built -out retail center on West Edinger Avenue that is
surrounded by commercial and residential 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
Resolution No. 2016 -xx
Page 1 of 6
31 D -23
that a surplus of parking spaces will be provided for the
project, even during times of peak demand. 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 retail center, contributing to the
overall success of the former anchor building's reconfiguration
and the 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 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.
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
Resolution No, 2016 -xx
Page 2 of 6
31 D -24
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. The tenancy of 24
Hour Fitness 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 operation will be
compatible with the surrounding commercial businesses.
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. No expansion of square footage or interior
reconfigurations of existing square footage is proposed as part of the
project. The proposed tenant has been found by the City's development
review agencies to not create any adverse impacts. The fitness center is
proposed to be located on a site that is not designated by federal, state, or
local agencies to be an environmental resource of hazardous or critical
concern.. The cumulative impact of this project will not be significant as
there are no other fitness facilities currently on or near the site, the
property is already served by roads and utilities, and will not create any
adverse impacts such as noise, traffic, or safety concerns. There is no
reasonable possibility that the project will have a significant effect on the
environment due to unusual circumstances. The project is not located
within a highway officially designated as a state scenic highway and will
not result in damage to scenic resources. The project is not located on a
site which is included on any list compiled pursuant to Section 65962.5 of
the Government Code. Lastly, the project is not proposed on a site that is
considered a historical resource orthat is listed in the Santa Ana Register
of Historic Properties. As a result, Categorical Exemption Environmental
Review No. 2016 -08 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.
Resolution No. 2016 -xx
Page 3 of 6
31 D -25
Section 3. The Planning Commission, after conducting the public hearing,
hereby approves Variance No. 2016 -05 as conditioned in Exhibit A attached hereto and
incorporated herein, to reduce the required parking standards for a health club at 1400
West Edinger Avenue. 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 July 11, 2016, and exhibits attached thereto, and the public
testimony, all of which are incorporated herein by this reference.
ADOPTED this 11th day of July, 2016 by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
James Gartner
Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
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 July 11, 2016.
Date:
Acting Recording Secretary
City of Santa Ana
31 D -26
Resolution No. 2016 -xx
Page 4 of 6
AIROMW
Conditions of Approval for Variance No. 201605
Should the Planning Commission approve Variance No. 2016 -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 prior
Lo exercising the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below
throughout the life of the variance, Failure to comply with each and every
condition may result in the revocation of the variance.
A. Planning Division
1. All proposed improvements must conform to the Site Plan Review
approval of DP No, 2016 -3 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.
3. Prior to the issuance of building permits, all donation bins must be
removed from the premises.
4. Prior to the issuance of building permits, a final landscape plan
must be submitted. The plan shall include the location and type of
new landscaping to be installed as well as details on the irrigation
system to ensure continued maintenance of the landscaping.
5. Prior to occupancy of the building, following items shall be
completed:
a. The parking lot shall be repaired, repaved and restriped to City
standards;
b. The entire building shall be repainted;
c. The damaged loading door on the west elevation shall be
replaced;
Resolution No. 2Q15-
Page 5 of 6
31 D -27
d. A trash enclosure shall be built at the southeast section of the
site;
e. Vine pockets shall be installed on the south and west perimeter
wall at a rate of 15 feet on center;
f. A minimum of four bike racks shall be installed adjacent to the
project entrance; and,
g. The recycling center in the north parking lot shall be removed
Resolution No. 2015 -
Page 6 of 6
31 D -28