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HomeMy WebLinkAbout31B - VARIANCE - 3300-3398 S BRISTOLREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: AUGUST 16, 2016 TITLE: VARIANCE NO. 2016 -06 TO ALLOW A REDUCTION IN PARKING FOR THE BRISTOL PLACE RETAIL CENTER AT 3300 -3398 SOUTH BRISTOL STREET - GREG FICK, APPLICANT (STRATEGIC PLAN NO. 3,2) 1 CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: , * ❑ As Recommended ❑ As Amended ❑ Ordinance on Ise Reading ❑ Ordinance on 2nd Reading ❑ Implementing Reeolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Variance No. 2016 -06 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on July 25, 2016, by a vote of 4:0 (Alderete & Verino absent) the Planning Commission adopted a resolution approving Variance No. 2016 -06 as conditioned to allow a reduction in required parking for new restaurant uses within the Bristol Place retail center at 3300 -3398 South Bristol Street 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 Greg Fick, representing the property owners, is requesting approval of a variance from Section 41- 1341 of the Municipal Code in order to allow a reduction in required parking for new restaurant uses at the Bristol Place retail center located at 3300 -3398 South Bristol Street. The overall site is approximately 12.67 acres in size and contains a multi- tenant commercial center that is located at the southwest corner of West Alton Avenue and South Bristol Street. The site is anchored by a Target retail building and contains numerous retail and eating establishments. In conjunction with the parking variance, the applicant will be making several modifications and improvements to the site. These include demolition of 1,560 square feet of existing building area and the removal of 16 parking spaces to accommodate two new outdoor dining areas with seating and related amenities; installing a clearly defined pedestrian path of travel to connect the buildings within the center; the repairing, reslurrying, and restriping of the parking lot; the installation of bike racks throughout the center; and the replacement of dead and /or missing landscaping. Full -sized plans are available for public viewing in the Clerk of the Council Office. 31 B -1 VA No. 2016 -06 — Reduction in Parking for Bristol Place Retail Center at 3300 -3398 South Bristol Street August 16, 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. assan Hagiiani, CP Executive Director Planning & Building Agency VF: rb VF \Reports \VAS \VA16 -06 Target Center Parking VA.= Exhibit: A. Planning Commission Staff Report 31 B -2 REQUEST FOR P y PLANNING COMMISSION MEETING DATE: JULY 25, 2016 TITLE: PUBLIC HEARING — FILED BY GREG FICK FOR VARIANCE NO. 2016-06 TO ALLOW A REDUCTION IN PARKING FOR THE BRISTOL PLACE RETAIL CENTER AT 3300 -3398 SOUTH BRISTOL STREET (STRATEGIC PLAN NO. 3, 2) Prepared by Vince Fregoso PLANNING COMMISSION SECRETARY APPROVED d As Recommended • As Amended • Set Public Hearing For DENIED 0 Applicant's Request rl Staff Recommendation CONTINUED TO Executive Director �._ Planning Manager RECOMMENDED ACTION Adopt a resolution approving Variance No. 2016 -06 as conditioned. Request of the Applicant Greg Fick of Tait and Associates, representing CP Bristol SA LLC, is requesting approval of a variance from Section 41 -1341 of the Santa Ana Municipal Code (SAMC) in order to allow a reduction in required parking for new restaurant uses within a retail center located at 3300 -3398 South Bristol Street. Proiect Location and Site Description Greg Fick, representing the property owners, is requesting approval of a variance from the Municipal Code in order to allow approximately 24,000 square feet of vacant and leased tenant space to be converted to restaurant uses at the Bristol Place retail center at 3300 -3398 South Bristol Street, The overall site is approximately 12.67 acres in size and contains a multi- tenant commercial center that is located at the southwest corner of West Alton Avenue and South Bristol Street. The site is anchored by a Target retail building and contains numerous retail and eating establishments. The retail center contains approximately 168,541 square feet of commercial and restaurant space that consists of a 105,831 square foot Target building and 62,710 square feet of retail, service and restaurant uses. The tenants currently share 727 parking spaces that are provided in a surface parking lot. The site is surrounded by residential uses and an AT &T distribution building to the north, commercial to the south and east, and residential to the south and west (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 retail and restaurant uses. The site is located within the Planned Shopping Center (C -4) zoning district, which allows retail and service uses including retail, service and restaurant uses, making the proposal consistent with the General Plan and zoning designations. EXHIBIT A 31 B -3 Variance No. 2016 -06 July 25, 2016 Page 2 Proiect Descriotion The applicant is requesting approval of a variance for a 29 percent reduction in parking to allow additional restaurant uses within the Bristol Place retail center. If approved, the property owner intends to lease vacant and currently occupied tenant spaces to uses that are permitted within the zoning district but have a higher parking demand than what exists at the site, including restaurant uses. Tenant improvements will be made to the tenant spaces on an as- needed basis to meet the needs of the proposed uses. In conjunction with the parking variance, the applicant will be making several modifications and improvements to the site. These include the demolition of 1,560 square feet of existing building area and the removal of 16 parking spaces to accommodate two new outdoor dining areas with seating and related amenities; installing a clearly defined pedestrian path of travel to connect the buildings within the center; the repairing, reslurrying and restriping of the parking lot; the installation of bike racks throughout the center; and the replacement of dead and /or missing landscaping (Exhibit 4). Proiect Backaround The existing commercial center was constructed in 1986 to accommodate a Target retail store and numerous smaller retail tenants. Since the original date of construction, minimal upgrades and improvements have been made to the center. Over the past several years, the center has experienced difficulty attracting and retaining retail tenants, which has led to numerous vacancies and month -to -month leases. The owner has had numerous requests for food - related tenants, which has led to the applicant's variance request. In conjunction with this re- tenanting request, the property owner is currently in the process of developing plans to remodel the ancillary retail buildings in an effort to attract new tenants. The proposed parking variance and related site improvements are intended to assist in attracting new tenants to the center. Project Analysis Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that a special circumstance exists 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 727 parking spaces to serve all uses, which will be reduced to 711 to accommodate the outdoor dining areas. The additional restaurant uses proposed for this development will result in a parking demand of approximately 917 parking spaces, which is less 31 B -4 • f • i• i than currently provided at Bristol Place. If approved, the proposed variance will allow a 29 percent reduction in required parking, Per Section 41-1341, one parking space is required for each 100 square feet (10 spaces per 1,000 gross square feet) of floor area for a restaurant use. Based on the SAMC requirements, a deficit of 206 parking spaces (29 percent) would occur. To determine whether or not the number of existing parking spaces within the center is adequate to accommodate additional restaurant uses, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Linscott Law & Greenspan (LLG) to prepare a parking demand analysis for Bristol Place. The parking study used procedures developed by the Urban Land Institute (ULI) for shared parking and that were documented in the published Shared Parking manual. The study evaluated the parking patterns and demands of the existing tenants within the center in order to identify an expected parking demand for the site with additional food uses. Further, the study analyzed the various uses on the site to determine the peak parking demand based on the different peak times of the different uses of the center. The Linscott Law & Greenspan study revealed that, based on an analysis of the existing and proposed uses, the peak parking demand for the site would be 415 spaces. The 415 space demand was derived by considering several factors: Site visits to the center were conducted on three separate days (Thursday, Friday and Saturday) from 8:00 a.m. to 8:00 p.m. to identify the actual usage of the parking lot, applying a parking demand for the vacant tenant spaces, and applying a parking demand for the proposed restaurant tenants. Based on this analysis, the projected 415 parking space demand for the Bristol Place retail center, which would occur on a Friday at noon, will be less than the 711 spaces available at the center for the existing and proposed uses, with the center able to accommodate the proposed retail, office and restaurant tenant mix (Exhibit 5). Based on this analysis, the retail centers peak parking demand of 415 spaces would occur during the weekday (Friday) peak at 12:00 p.m. and 394 spaces during the weekend (Saturday) peak hour at 2 :00 p.m. Moreover, the study reflects the center's separate peaks, which would also occur at noon and 7:00 p.m. on weekdays and at 2 :00 p.m. on weekends. The parking study considered the loss of several stalls to be removed to accommodate outdoor dining. All of the peak demands will be less than the 711 spaces available on the site after the restriping, leaving parking surpluses that will range from 312 to 349 spaces (Exhibit 5). Over the past several years, the City has approved similar requests for parking variances to allow a reduction in parking at larger centers, including Bristol Marketplace located at Bristol and Seventeenth Streets, OSH Center located at 1935 East Seventeenth Street, and the Brookhollow Office Park located at 1500 -1570 East Warner Avenue. Parking variances at these locations were approved with reductions in parking of approximately 30, 31 and 18 percent, respectively. Moreover, the parking analysis prepared for Bristol Place indicates that projected surplus amounts of parking will be similar in proportion to or exceed the aforementioned project sites for which parking analyses were also prepared, 31 B -5 Variance No. 2016 -06 July 25, 2016 Page 4 In analyzing the applicant's request, staff believes that unique circumstances exist that warrant approval of the variance. This includes its location, which results in no feasible option to provide additional parking that the Santa Ana Municipal Code requires for restaurant uses; 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 properly owner's ability to lease the building to uses 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; and, the variance will allow the property owner to fill vacant tenant spaces, 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. 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. CEQA Comollance 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 existing retail tenant spaces within a commercial center. No expansion of square footage or interior reconfigurations of existing square footage is proposed as part of the project. The proposed restaurant tenants have been found by the City's development review agencies to not create any adverse impacts. The restaurant uses are 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 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. 2015 -125 will be filed for this project. RIUM � i � t• July 25, i Page 5 Strateaic Plan Alianment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for businesMob 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, P Principal Plann r VF:jm VRReportaWAS1VA16 -06 Target Center Parking VA.pc072616 Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Shared Parking Analysis 31 B -7 0 SK A 1pgA b kYP4-0 RFVRa CI Rt -RRp Al Rt pt RI RI- Y RFGAU - Cl I, P41p GRP ;• PRD RF e i 1 Rl kl x GRD s H —mot Ln Ri a O IF�. � R7 MU 'v,v Ml z Al Mi Al G a Ri Rt Rt y s SD -5 sD-A I ci Ris R, / RI pROJECT5ITE C4 a 1 III it i —__4—"..i jiSD -7i G/ }RI-PRD , 1 R4 C7 _ ' = ^II I IMeo Wt 1L[ib55�: I 11 ql 1 C7 0 Y sous f17 SD- M1R AVE. r i , Al UJIER -AGACOOURALT !R ODMMEWLFESMIMAI. 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T 4a q 43� N � y �;9 w 0 I i D ` 4 l s tlyY y ' W p, U � *u April 13, 2016 Engineers &Planners traffic Transportation Mr. William Rothacker; Jr. Parking Cadence Capital Investments, LLC 178 North Crescent Drive, Suite 4 ngo4tt. a,nr& ;reensrc,,., hlfjh,ner, Beverly Hills, CA90210 2EaemuseveCircle s,lile 250 LLG Reference No. 2,15.3610.1 Irvine, CA 92614 949,825,6175 T Subject: Updated Parldng Demand Analysis for Target Center 9481MBI 3 r www.g {lengmenrs.can, Santa Ana, California Pasadena Dear Mr. Rothacker: Irvine San Diego As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Woodland Hills Updated Parking Demand Analysis for Target Center, an existing 168,595 square - foot (SF) neighborhood shopping center that is generally located on the southwest quadrant of Bristol Street and Alton Avenue in the City of Santa Ana, Cailifunia. This report: is an update of our prior submittal dated October 5, 2015 to integrate refinements to the proposed mix of uses along with incorporation of a parking management plan (PMP) as requested in the December 21, 2015 Bristol Place Parking Variance letter prepared by the City of Santa Ana, Based on our understanding, a parking study is required by the City of Santa Ana to determine the parking demand for the existing shopping center with the re- occupancy of 24,800 square -feet (SF) of vacant and existing retail to be converted to restaurant use to ensure that adequate parking is provided upon fill] occupancy of the site, At the time of our parking demand field study, the retail center had a current occupancy of 159,289 SF and a vacancy of 9,306 SF. The occupied buildings consist of retail, medical /dental office and restaurant use, while the vacancies consist of proposed restaurant uses. In addition, the project is proposing to vacant 15,494 SF of retail and convert it to restaurant use, Philip M bascod, PE iwl w n A parking study has been required by the City of Santa Ana to evaluate the parking dw� M c'e,,,,11 PEI " W illiain A. Lnw, P6 wen requirements and operational needs of the center at 'future full occupancy, This report Paul W. WllBlnsnn, Pe evaluates those needs based on actual field study of existing peak parking demands at Jahn P Kaeting, PE the site, application of City code, and further application of the Urban Land onmd 6 shemler PE Institute's (ULI) Shared Parking methodology, John a Bnannan. PE Clare M. L,mk- ,laagnr, PE Richard E. Bwreaa PE Keil D. Mahnrry PE EXHIBIT 5 en LlilVre GUiw+ri- Inun,!aJ r'nar 31 B -12 Mr. William Rothacker, Jr. April 13, 2016 Page 2 Our method of analysis, findings, and reconunendations are detailed in the following sections of this report. Briefly, we find the following: • Inventoried existing parking supply on die site totals 727 spaces. However, due to site modifications, the proposed parking supply totals 711 spaces, • Existing weekday and weekend (August 2015) peak parking demands at the site totals 335 spaces and 323 spaces, respectively. • A "code" calculation for full occupancy levels requires 1,012 spaces, resulting in a theoretical deficiency of 301 spaces. • Also assuming fill furture occupancy upon completion of the Project a theoretical shared parking analysis using City code ratios along with ULI parking profiles yields a theoretical peals weekday parking demand of 946 spaces that when compared to the 711 provided spaces results in a shortfall of 235 spaces; the theoretical peak weekend parking demand totals 921 spaces, which results in a shortfall of 210 spaces. A "blended" calculation using actual demands for existing uses and shared parking for hill occupancy of any otherwise vacant space, inclusive of the proposed changes, puts the expected peak weekday utilization at 509 spaces at 12 :00 PM, resulting in a minimum functional surplus of 202 spaces. The peak overall blended parking demand on a Saturday are forecast at 473 spaces at 12:00 PM, for a unnimuna functional surplus of 238 spaces. • The ntix of site uses and the 95% occupancy rate clearly support the basis for application of the "blended" survey /shared parking methodology. • Consequently, it is concluded that there is adequate parking on site to acconmtodate the proposed re- occupancy of 24,800 SF of vacant and existing retail space at the Target Center with food service /restaurant uses. PROJECT LOCATION AND DESCRIPTION Target Center is located on the southwest quadrant of Bristol Street and Alton Avenue in the City of Santa Ana, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Figure 2 presents the proposed site plan and parking areas. Target Center is an existing 168,595 SF mixed -usc center with 727 parking spaces and a current occupancy of '159,289 SF (9,306 SF of vacancy). As part of the Project Suites 3390 and 3392 will be reduced in size to accommodate ouldoor sealing area. This reduction results in a total building square footage for the center of 166,981 SF. 31 B -13 Mr. William Rothacker, Jr. April 13, 2016 Page 3 Treble IA, located at the end of this letter report, following the figures, sunvnarizes the existing/proposed land uses /tenants and associated floor areas for Target Center. A review of Table 1.1 indicates that the occupied floor area to remain consists of 126,541 SF retail uses, 6,458 SF of medical/dental office uses and 9,182 SF of restaurant uses. The vacant floor area consists of 9,305 SF of restaurant uses. In addition, 15,494 SF of existing retail space is proposed to be converted to restaurant use. Based on a field assessment, the existing on -site parking supply for the Target Center totals 727 spaces. However, due to site modifications, the proposed parking supply totals 711 spaces, For detailed study purposes, the parking areas were divided into eight (8) zones as illustrated on Figure 3. Treble 113 provides a breakdown of the parking supply provided within each zone, which are identified as Zones A through H in Treble 1B. PARKING SUPPLY - DEMAND ANALYSIS This parking analysis for the Target Center involves determining the expected parking needs, based on the size and type of proposed development components, versus the parking supply. In general, there are three methods that can be used to estimate the site's peals parlung needs. These methods have been used ill this analysis and include: ■ Application of City code requirements (which typically treats each tenancy type as a "stand alone" use at maximum demand). Application of shared parking usage patterns by time -of -clay (which recognizes that the parking demand for each tenancy type varies by time of clay and day of week). The shared parking analysis starts with a code calculation for each tenancy type. • Existing parking demand surveys to determine the aggregate parking demand of current tenants, combined with application of shared parking evaluation methodologies for all proposed or existing vacant floor areas in the center. The existing plus shared parking methodology is concluded to be the most applicable to a development such as the Target Center because the individual land use types (i.e., retail, medical /dental office, restaurant, etc.) experience peak demands at different times of the day and the center is currently 94.5% occupied. 31B-14 Mr, William Rothacker, Jr. April 13, 2016 Page 4 CODE PARli NG REQUIREMENTS The code parking calculation for Target Center is based on the City's requirements as outlined in Chapter 41— Zoning, Article X! Off Street Farling of the City of Santa Ana Municipal Code. The City's Municipal Code specifies the following parking requirements: ■ Retail stores and service uses: five (5) spaces for each 1,000 SF of Gross Floor Area (617A). Medical, dental, psychiatric, and chiropractic offices and clinics: six (6) spaces per '1,000 SF of GFA, ■ Restaurant, cafes; etc,: ten (10) spaces per 1,000 SF ofGFA. :Cable 2 presents the existing code parking requirements for the existing development plus the proposed suite tenancy change. As shown, this application of city parking ratios to the existing and proposed mix of uses at Target Center results in a total parking requirement of 1,01.2 parking spaces. With a proposed parking supply of 711 spaces, a theoretical code shortfall of 301 spaces is indicated. However, the specific tenancy mix of Target Center provides an opportunity to share panlcing spaces based on the utilization profile of each included laud use component. The following section calculates the parking requirements for Target Center based on the shared parking methodology approach, SHARED PARKING ANALYSIS Shared Parking Methodology Accumulated experience in parking demand characteristics indicates that a mixing of land Wises results in an overall parking need that is less than the sum of the individual peals requirements for each land use. Due to the existing and proposed mixed -use characteristics of Target Center, opportunities to share parking now occur and can be expected to continue with full occupancy. The objective of this shared parking analysis is to forecast the peak parking requirements for the project based on the combined demand patterns of different tenancy types at the site. Shared parking calculations recognize that different uses often experience individual peak parking demands at different times of day, or days of the week. When uses share common parting footprints, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day for weekdays versus weekend days), rather than individual peak ratios as represented in 31 B -15 Mr. William Rothacker, It. April l3, 2016 Page 5 the City of Santa Ana Zoning Code. In thruway, the shared parking approach starts front the City's own code ratios and results in the "design level" parking supply needs of a site. It should be rioted that the "demand" results of the shared panting calculation are intended to be used directly for comparison to site supply. No further adjustments or contingency additions are needed because such contingencies are already built into the peal( panting ratios and time of day profiles used in the calculation. There is all important common element between the traditional "code" and tlue shared parking calculation methodologies; the peals parking ratios or "highpoint" for each land use's parking profile typically equals the "code" parking ratio for that Ilse. The analytical procedures for shared parking analyses are well documented in the Shared Parking, 2' "r Edition publication by the Urban Land Institute (ULI). Shared parking calculations for Target Center utilize hourly parking accumulations developed from field studies of single developments in free- standing settings, where travel by private auto is maximized. These characteristics permit the means for calculating peak parking needs when land use types are combined. Further, the shared parking approach illustrates how, at other than peals parking demand times, an increasing surplus of spaces will service the overall needs of the center. Shared Parking Ratios and Profiles The parking ratios mentioned previously in the code section were used directly for each of the land uses. The hourly parking demand profiles (expressed in percent of peals demand) utilized in this analysis and applied to the Target Center are 'based on profiles developed by the Urban Land Institute (ULI) and published hl Shared Parking, 2 "`r Edition. The ULl publication presents hourly parking demand profiles for three (3) general land use categories: retail, medical /dental, and fast -food restaurant. ULI profiles of parking demand have been used directly, by land use type, in the analysis of this site and are applied to the City's applicable parking ratio. The fast -food restaurant profile was applied to the restaurant uses. Application of Shared Parking Methodology Tables 3 and 4 presents the theoretical weekday and weekend parking demand profiles for Target Center based on the shared parking methodology, assuming Full occupancy of the center including the proposed tenant mix. Review of Tables 3 and 4 indicates that the future fill occupancy weekday peak parking demands will occur at L00 PM with theoretical peak demands of 946 spaces. 31 B -16 Mr. William Rothacker, Jr. April 13, 2016 Page 6 Based on the existing parking supply of 711 spaces, the peals demand hours on a weekday will yield a deficiency of 235 spaces. On a weekend the theoretical peals parking demand will occur at 2:00 PM with a peak demand of 921 spaces resulting in a deficiency of 210 spaces. However, because the center is approximately 95% occupied, the "blended" survey /shared parking analysis is the most appropriate analysis methodology for this development. SURVEY /SHARED PARKING METHODOLOGY Key Parking Demand Field Study Findings Hourly surveys of actual parking demand were conducted at the site front. 5:00 AM through 5:00 PM on Thursday, Friday and Saturday (August 13, 14, and 15, 2015). All parked vehicles during each hourly survey round were counted and recorded. The field study was performed by Transportation Studies, Inc. The left column of Tables 5, 6 and 7 present the actual site -wide parking demands observed throughout the center on the three field -study days. As shown, the actual peak parking demand on Thursday was 31.1 spaces at 7:00 PM. The Friday peals demand occurred at 12:00 PM with 335 spaces. The Saturday peals demand occurred at 2:00 PM with 323 spaces. Appendix A contains the weekday and weekend survey data. Actual Demands "Blended" with Shared Parking Application to Vacant Floor Area In order to provide a realistic "forecast" of future peak parking demands at Target Center, utilization of the actual field study data for the existing tenancies has been combined with a forecast for the proposed tenant mix, Tables S, 6 and 7 also presents this approach, which consist of adding actual field- studied demands to the City code parking ratios applied to ULI time-of-day parking profiles for the vacant floor areas, for a typical Thursday, Friday and Saturday respectively. Appendix B contains the weekday and weekend day shared parking analysis calculation worksheets. As presented in Tables S, 6 and 7, the peak parking demand is 452 parking spaces at 12:00 PM on a Thursday, which results in a minimum functional surplus of 259 spaces. Peak overall parking demands on a Friday are forecast at 509 spaces at 12:00 PM, for a minimum functional surplus of 202 spaces, Peak overall demands on a Saturday are forecast at 473 spaces, resulting in a functional surplus ol'238 spaces. Figures 4, 5 and 6 graphically illustrate the Thursday, Friday and Saturday hourly parking demand forecast for the Target Center, respectively. The existing site -wide 31 B -17 Mr. William Rothacker, Jr. April 13, 2016 Page 7 parking demands observed as well as each proposed tenant use and its corresponding hourly Shared Parking demand, which were presented in Tables 5, b area 7, are depicted in these three figures relative to a shared parking supply of 711 spaces. A review of these figures indicate that the site's parking supply will adequately accommodate Target Center's weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed restaurant uses, for all morning, midday, afternoon and evening hours. Based on LLG's experience, the results presented in Tables 5, S and 7 represent the most pragmatic approach to future parking conditions. Consequently, it is concluded that there is adequate parking on site to accommodate the proposed tenant mix. In addition, based on a functional capacity of 90% parking utilization for the Center, which equates to a 640 - parking space peak parking demand, an additional 23,000 SF of existing retail use could theoretically be converted to food service/restaurant use without exceeding the functional parking capacity of the Center. This would result in a combined total of up to 47,800 SF of proposed restaurant use. PARlGING MANAGEMENT PLAN This Parking Management Plan (PMP) outlines the proposed key parking management strategies to maximize the availability of parking for customers and employees of the site. The City has requested that a PMP be implemented to ensure that the most desirable parking spaces are made available to customers. PMP Measures Specifle PMP measures are described below, and were developed based on the following objectives. ❑ The PMP should identify employee parking areas. ❑ The PMP should help develop the framework for a detailed employee parking program. 1, The PMP should identify the employee parking locations. Employees should be focused to pails in the back parking areas while leaving the most desired parking For customers. Figure 7 identifies the parking area that employees should be directed to park. Cadence Capital Investments, LLC will work closely with the tenants to insure that both employees and property management work together to provide the best shopping 31 B -18 Mr. William Rothacker,,Tr. April 13, 2016 Page 5 experience for the customers, as well as allowing the most desirable parking spaces to be accessed by the customers rather than the employees. SUMMARY OF FINDINGS AND CONCLUSIONS Target Center is an existing '165,631 square -foot (SF) mixed -use center located in Santa Ana, California and is supported by an inventoried parking supply of 727 spaces. As part of the '.Project Sprites 3390 and 3392 will be reduced in size to accommodate outdoor seating area. This reduction results in a total building square footage for the center of 167,017 SF. In addition, due to site modifications the proposed parking supply total 711 spaces. At the time of our pan-king demand field study, the center had a current occupancy of 159,325 SF and a vacancy of 9,306 SF. 2. Direct application of City parking codes to the existing and proposed mix of uses of Target Center results in a total parking requirement of 1,012 parking spaces. With a parking supply of 711 spaces, a code deficiency of 301 spaces is calculated. 3. Given the mix of center tenancies, a shared parking analysis has been prepared and compared to the parlcing supply for Target Center. The weekday scenario results in a maxintumr shortfall of 235 spaces and the weekend scenario results in a maximum shortfall of 210 spaces. 4. A "blended" analysis of actual parking demand for existing occupancies and a shared parking approach for proposed uses indicates that the future minhuuna functional surplus at Target Center will be much greater. For the proposed tenancy mix, the weekday (Thursday and Friday) and weekend day (Saturday) condition is forecast to have a surplus of at least 202 spaces. Hence, it is concluded that adequate panting is provided on site to accoirnnodate the proposed tenant mix. The "blended" analysis template developed in this study is the recommended methodology for evaluating any further tenancy or floor area adjustments to the on- going operations of Target Center, 5. Based on a functional capacity of 90% parking utilization for the Center, which equates to a 640 - parking space peak parking demand, an additional 23,000 SF of existing retail use could theoretically be converted to food service /restaurant use without exceeding the functional parking capacity of the Center. This would result in a combined total of up to 47,500 SF of proposed restaurant use. 31 B -19 Mr. William Rothacker, Jr. April 13, 2016 Page 9 6. As requested by the City, a parking management plan (PMP) has been prepared which Identifies the parking areas that employees should be directed to park in order to help ensure that the most desirable parking spaces are made available to customers rather than the employees. A: a: a: a: a: j: :;: We appreciate the opportunity to prepare this analysis for Target Center. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or me at (949) 825 -6175. Very truly yours, �ppRQrE3S /pyA Linscott, Law r& Greenspan, Engineers A'144 ko.180s Exn , d Keil D. Mahe -ti =y,,.P Principal f� - Owe�FlFF14 oxcaur�.�' cc: Shane S. Green, P.E., Transportation Engineer Ul Attachments --I 910L-50-vo WGVfi NO dOl 31 B -21 ■ f f • • l • F\ = -� Z � 4 On w J J (D w TABLE 5 "BLENDED" WEEKDAY SHARED PARKING DEMAND ANALYSIS3 - THURSDAY TARGET CENTER, SANTA ANA Laud Use L'istingTarget Center Psistin,g Retail To Be Removed proposed Restaurant Shared Parking Demand ComparisonIV/ Parking Supply 711 Spaces Size PkgRate(1] 159.325 1LSi' Observed Bourly Parking Demand ]2] - 17.103 V{SF 5 /KSF 24,800 KSF 11) /KSF Gross Spaces -86 Spe. 248 Sill. Time of Day Number of Spaces Number of Spaces Surplus (Deficiency) 8:00 AM 54 -16 53 91 620 9:OOAM 87 -34 78 131 580 10:00 AM 156 -54 144 246 465 11.00 AM 203 -68 216 351 360 12:00 Pm ..1:00 278 -74 248 452 - 259 " .276 PM 264 248 435 2.00 PM 242 -74 225 393 318 3:00 PM 257 -71 153 _— 339 372 4:00 PM 234 -71 138 301 410 5:00 PM 249 -74 153 328 383 6:00 PM 293 -74 212 431 280 7:00 PM 311 -74 202 439 272 8:00 PM 240 -64 128 304 407 Notes: [1] Parldrig Lutes furall.land uses based on the CityofSnnta Ann Municipal Code. [2] Existing Counts were conducted on Thursday, August 13, 2015. a Source: UL!- Ur6rm /,rind lrvstinue "Shored Puking, "Second EdFtinn, 2gt15. 31 B -22 TABLE 6 "BLENDED" WEEKDAY SHARED PARKING DEMAND ANALYSIS9 - FRIDAY TARGET CENTER, SANTA ANA Land Use. E»slingTarget Center 9'+eislingRetailTo Be Removed Proposed Restaurant Shared Parking Demand Comparisonvv/ Parking Supply 711 Spaces Size PkgRate[l] 159.325 J<SF Observed Ffom9y Parking Demand [21 - 17.108 ISSF 5 /KSF 24.800 I,,S,F 10 /HSF Gross Spaces -86 Spc. 248 Six. Time of Day Number of Spaces Number of Spaces Surplus (Deficiency) 8,00 AM 73 -16 53 110 601 9:OOAM 117 -34 78 161 550 10:00AM 190 -54 144 280 431 11:00 AM 242 -68 216 390 321 i2:O11'PIVt ' 335. -74� 24,4 5Q9' OZ 1:00 PM 331 -77 248 502 209 2:00 PM 282 -74 225 433 278 3:00 PM 270 -71 153 352 359 4:00 PM 294 -71 138 361 350 5:00 PM 290 -74 153 369 342 6:00 PM 325 -74 212 463 248 7:00 PM 313 -74 202 441 270 8:00 PM 274 -64 128 338 373 Notes. [I] Parking rates foraIland uses based on the City nlSanta Ana k1unicipal Cade. [2] Existing Counts were conducted on Friday, August 14, 2015. ' Source: UL1- Urban Laidlnslihae "Shared 1larking, "Second 6'iliflon, 2005. 31 B -23 TABLE 7 "BLENDED" WEEKEND SHARED PARKING DEMAND ANALYS1810 - SATURDAY TARGET CENTER, SANTA ANA Land Use LxisiingTarget Center [KistingRetail 'ro Be Removed Proposed Restaurant Shared Parking Demand Comparis on IV/ Parking Supply 711 Spaces Size PkgRate[11 159.3251{.SF O1ser1"rd l;ourly Pal-Icing Demand [21 - 17.108IKSF 5 /KSF 24.8001QSF 101KSF Gross Spaces -86 Spe. ~248 Spe. Time of Day Number of Spaces Number of Spaces Surplus (Deficiency) 8:00 A M 53 -14 50 89 622 9:00 AM 113 -34 73 152 559 10:00 AM 173 -49 134 258 453 11:00 AM 266 -61 201 406 305 12:00 PM 314 -72 231 - 473 239 1:00 PM 297 -79 231 449 262 2 :00 PM 323 -86 210 447 264 3:00 PM 316 -86 142 372 339 4:00 PM 308 -83 129 354 357 5:00 PM 290 28 142 354 357 6:00 PM 254 -69 197 382 329 7:00 PM 249 -66 189 372 339 8:00 PM 258 -58 120 320 391 Notes: [I] Parking rates fm all land uses bascd on the City oJ'.Sunta Anti Municipal Code, [21 L:xisting Counts were conducted on Saturday, August 15, 2015. n' Source; UI,1 -Urban Lmullrasutuie "S'hme</ PmkYivg, "5eraorl Edi�iat, 1005. 31 B -24 LS 7(25116 RESOLUTION NO.2016 -xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO, 2016 -06 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED PARKING FOR THE PROPERTY LOCATED AT 3300 -3398 SOUTH BRISTOL 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. The Applicant is requesting approval of Variance No. 2016 -06 to allow a reduction in the required parking for an existing commercial center at 3300- 3398 South Bristol Street. B. Variance No. 2016 -06 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on July 25, 2016 to consider all testimony, written and oral C. Variance No. 2016 -06 has been filed with the City of Santa Ana seeking to reduce the required parking standards set by Santa Ana Municipal Code section 41 -1341. 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 -06 the following findings have been established: 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 South Bristol Street that is surrounded by commercial and residential uses. Due to its location, there is no feasible option for providing the additional parking that the Santa Ana Municipal Code requires for restaurant uses. The number of on -site parking spaces will be Resolution No. 2016 -xx Page 1 of 5 31 B -25 sufficient as identified in the parking analysis for the project, which has determined that a surplus of parking spaces will be provided for the project, even during times of peak demand. 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 tenant spaces to uses that will contribute to identifying the site as an economically viable development. The available tenant spaces within the center have accommodated a variety of retail tenants that have been unsuccessful in remaining viable. The granting of the variance will allow additional commercial uses 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. I 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 vacant tenant spaces, 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. The project will not adversely affect the General Plan as the proposed restaurant uses are consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as restaurants that promote a balance Resolution No. 2016 -xx Page 2 of 5 31 B -26 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. Significant tenant and site improvements will occur on the site that will enhance the overall appearance of the center, thereby resulting in an increase in investment on the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed restaurant uses will be located in a commercial area and their operations 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 existing retail tenant spaces within a commercial center, No expansion of square footage or interior reconfigurations of existing square footage is proposed as part of the project. The proposed restaurant tenants have been found by the City's development review agencies to not create any adverse impacts. The restaurant uses are 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 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. 'T'he 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. 2015 -125 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 5 31 B -27 Section 3. The Planning Commission, after conducting the public hearing, hereby approves Variance No. 2016 -06 as conditioned in Exhibit A attached hereto and incorporated herein, to reduce the required parking standards for an existing commercial center at 3300 -3398 South Bristol Street. 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 25, 2016, and exhibits attached thereto, and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 25th day of July, 2016 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Lynnette Verino 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 25, 2016. Date: Acting Recording Secretary City of Santa Ana 31 B -28 Resolution No. 2016 -xx Page 4 of 5 Conditions of Approval for Variance No. 2016 -06 Should the Planning Commission approve Variance No; 2016 -06, 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. P'lannina Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2015 -53 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 whether 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. A minimum of 10 bike racks shall be installed throughout the project site; and, c. All dead and /or missing landscaping shall be replaced. Resolution No. 2015 - Page 5 of 5 31 B -29 31 B -30