HomeMy WebLinkAbout32A - PARCEL MAP SUBDIVID SAINT ANDREWS PLREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
NOVEMBER 21, 2017
TITLE:
RECEIVE AND FILE STAFF REPORT
APPROVING TENTATIVE PARCEL MAP
NO. 2016-04 TO SUBDIVIDE AN EXISTING
PARCEL INTO TWO PARCELS AT 1701
EAST SAINT ANDREWS PLACE — MICHAEL
MOLNAR, APPLICANT
(STRATEGIC PLAN NO. 3,2)
r
i
CITY ANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1� Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Tentative Parcel Map No. 2016-04 as conditioned.
PLANNING COMMISSION ACTION
At its regular meeting on October 23, 2017, the Planning Commission by a vote of 4:0:1 (Bacerra
abstained; Mendoza and Nguyen absent), adopted a resolution approving Tentative Parcel Map
No. 2016-04 to subdivide a parcel into two and facilitate the construction of a two-story 51,024
square -foot building at 1701 East Saint Andrew Place located in the Specific Development No. 69
(SD -69) zoning district. Planning Commission made no changes to the recommendation outlined
in the attached staff report (Exhibit A).
DISCUSSION
The applicant, Michael Molnar, is proposing to subdivide an existing 7.1 acre parcel into two
parcels to facilitate the construction of a new building at 1701 East Saint Andrews Place. Parcel
No. 1 will measure approximately 4.5 acres and will contain two -existing office buildings. Parcel
No. 2 will measure approximately 2.6 acres and is proposed to be developed with a two-story
51,024 square -foot building to be occupied by the Santa Ana Elks. Based on a review of the
tentative map by the Planning Division and Public Works Agency, the project has been designed
to be in compliance with the applicable development standards found in Chapters 34
(Subdivision) and 41 (Zoning) of the Santa Ana Municipal Code and with the applicable SD -69
zoning document, and also in compliance with all applicable state codes.
The project will promote a development suitable for the site, will contribute to the enhancement of
the city, and fish or wildlife will not result in any serious public health problems nor will it conflict
with any public easements. Full-sized plans are available for public viewing in the Clerk of the
Council Office.
32A-1
TPM No. 2016-04 — Construction of a two-story building at 1701 East Saint Andrews Place
November 21, 2017
Page 2
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #3 -
Objective #2 (create new opportunities for business/job growth
development through new General Plan and Zoning Ordinance policies).
FISCAL IMPACT
There is no fiscal impact associated with this action.
andida Neal, AICP
Acting Executive Director
Planning & Building Agency
JG:rb
S: R FCA\2017\ 11-21-17\TPM 16-04. cc
Exhibit: A. Planning Commission Staff Report
32A-2
Economic Development,
and encourage private
REQUEST FOR.
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
OCTOBER 23, 2017
TITLE:
PUBLIC HEARING — SITE PLAN REVIEW NO. 2017-061
VARIANCE NO. 2017-03 AND TENTATIVE PARCEL MAP
NO. 2016.04 TO ALLOW THE .CONSTRUCTION OF A
TWO-STORY 51,024 -SQUARE -FOOT BUILDING AT
1701 EAST SAINT ANDkEWS'PLACE
(STRATEGIC PLAN NO, 3,2)
Prepared by Jerry C. Guevara
Acting Executive Dire or
PLANNING COMMISSION SECRETARY
APPROVED
❑
As Recommended
❑
As Amended
O
Set Public Hearing For
DENIED
Zoning Designation
❑
ApplicanPs Request
❑
Staff Recommendation
CONTINUED TO
�1
Acting PI nning Ma ger
RECOMMENDED ACTION
1. Adopt.a resolution approving Site Plan, Review No. 2017-06 as conditioned.
2. Adopta resolution approving Variance No. 2017-03 as conditioned.
3. Adopt resolution approving Tentative Parcel Map No. 2016-04 as conditioned.
Executive Summary
Michael Molnar with Hofmann Finn Development Company Inc., representing Santa Ana Elks Lodge
and Orange County s Credit Union, is.requesting approval of Site Plan Review No. ,2017-06, Variance
No. 2017-03 and Tentative Parcel Map. No. 2016-04 to allow the construction of -a two-story 51;024 -
square -foot :building at 1701 East Saint Andrews Place. Pursuant to Santa Ana Municipal Code
(SAMC) Sections 41-593.4 and 41-593.5,'a site plan review application is required,for projects within
a specific development (SD) zoning district. In addition, the applicant is requesting approval of a
variance to allow a reduction in required. parking and a tentative parcel map to facilitate the
subdivision of the existing 1.110 -acre parcel of land into two lots. Staff is recommending approval of
the applicants request due to the project's_ consistency and compliance with the intent of SD -69
zoning district.
On October 9, 2017, the Planning Commission continued the public hearing at the request of the
applicant in order to allow staff and the applicant time to address concerns raised by neighboring
property owners. On October 13, 2017, staff and the applicant further discussed these concerns with
adjacent property owners and have &afted conditions of approval to mitigate.these co" ncems.
Table 1: Proieet and Location Information
Item,
Information
Project Address
1701 East Saint Andrews Place
Nearest Intersection
Saint Andrews Place and Lyon Street
General Plan Designation
Industrial'(IND)
Zoning Designation
Specific'Developmenl No. 69 (SD -69)
EXHIBIT A
32A-3
SPR No: _2017-06, VA No. 2017-03 & TPM No..2016-04
October 23, 2017
Page 2'
;'Item
Informatlon
Surrounding Land Uses
North
Commercial
East I
Office
South
Office
West
Industrial
Use Permissions
Allowed bv ri ht
oer SD -69
SAMCSections Affected
Off -Street Parking
SAMC Section 41-1376
Project in an SD
SAMCSection 41-593,4 & 41-593.5
Subdivision
SAMC.Seclion 34-119 through 34-318
Prosect Description
The project consists of the construction of a mixed-use two-story.51,024-square=foot building at
1701 East -Saint Andrews Place. The Santa Ana Elks Lodge will occupy -31,863 square feet of
the proposed building and Orange County's Credit Union will occupy the remaining 19,161
square feet. The first floor will consist of the Elk's offices; dining and meeting/activity rooms,
member's bar, lounge, kitchen and storage areas. The second floor will contain the Elk's lodge -
room and the Orange County's Credit Union's administrative offices. In addition; a total of 157
parking spaces will be provided on-site. The primary entry point to the site will be from South
Lyon Street and a secondary entrance will be provided from Saint Andrews Place via an
easement through the Orange County's Credit Union's site.
The project will feature a contemporary mid-century architectural style with expansive walls of
glass, exposed wood and steel beams and posts, variation in rooflines with composition shingles,_
and metal louvers. The applicant is also proposing to install public art on the west elevation
along the stair case tower which will faceLyon Street.
Proiect'Background
The. Santa Ana Elks Lodge is a men and women's fraternal organization with approximately 800
members that has been part of the Santa Ana community fo'r over 100 years. In 1960, the Santa
Ana Elks Lodge acquired their current site at 212 South Elk Lane to provide a location and facility
capable of providing for the needs and activities of their 4,000 members and to provide a revenue
source to help fund maintenance and overhead cost. In 2005, the Elks started experiencing a
decline in membership. and an increase in maintenance :and overhead cost. Maintaining or
rehabilitating their current site was no longer a viable option and selling their site became ideal to
address the financial constraints.
In 2015, the Elks sold their current location to new owners with a provision that the Elks Lodge could
remain on-site, rent-free for 24 months after the close of escrow. In 2016, the Elks went into
negotiations with Orange County's Credit Union to purchase the subject vacant site. The purchase
offer includes a provision that the Elks must provide a minimum of 20,000 square feet of office
space for lease back to the Orange County's Credit Union. Once`the Elk's facility is constructed, the
Orange County's Credit Union intents to transfer 90 of its current employees to the new office
space,
32A-4
SPR No. 2017-06, VA No.:2017=03`&.TPM No. 2016-04
October 23, 2017
Page 3
Project Analysis
The proposed 51,024 -square foot facility requires approval of,a site plan review, variance and a
tentative' parcel map by the Planning Commission. The following sections of this report provide
analyses for each of the proposed action items and the basis for staffs recommendation of approval
of the project.
Site Plan Review
Pursuant to SAMC Section 41-593.4 and 41-593.5, site plan review approval by the Planning
Commission is required for:development projects proposed within a specific development (SD)
district to ensure .the -project is in with the specific development standards. In 1999, the
City Council adopted specific bevelopment No. 69 which governs the development standards of the
subject project. After analy7irig the "project, staff:has found that the -,subject project is in
With all applicable -development standards established by 5D-69, with the exception of required on-
site parking.
Table 2:'Conformance to Development Standards
Standard
'.Re uired'b W=69
'Provided
Minimum Lot Size
.2 acres
2.604
Street Frontage
200 feet
266 feet
Building
Front Yard
30 feet
76 -feet
Setbacks
Side Yard
No Minimum or Maximum
70 feet
Rear Yard
No Minimum or Maximum
65 feet
Building Height
No Minimum or Maximum
43 feet
Floor Area Ration FAR
.45
.45
Landscape Required
A continues landscape area of 12
feet in width adjacent to all streets
Complies
A landscape planter of 18'x6' for
every 10 parking spaces
Complies
A continues landscape strip along
buildin walls
Complies
A landscape planter of a width not
less than 5 feet along interior
property lines
7 feet provided
One 24 -inch box canopy tree shall be
provided for.each 30 linear feet of
pioperty line
Complies
Variance
In addition, the applicant is requesting approval of a variance from Section 41 -1 376 of the SAMC
and Section XILD.2 of SD=69 to allow a reduction In required parking stalls.. Per Section 41-1376 of
the SAC, one parking space is required for each 28 square feefof assembly area for social lodges
and clubs; and per Sectiort.M.D.2 of SD -69, one parking space is required for each 250 square feet
of office space.
32A-5
SPR No. 2017-06, VA No. 2017-03 & TPM No. 2016-04
October 23, 2017
Page 4
Table 3: Conformance to Parking -Requirements
Standardf
RequiredibySAMC Section 41.1376& SD'69„S®dtlon.
Provided
xll'V3 2
Elks Lodge
1 stall per 28 square
Assembly Area
feet of assembly
Parking Stalls
area 551 stalls
626 total stalls
157 stalls on -onsite plus`220
Required On -Site
required
shared stalls off-site, for a total
Office area for
1 stall per 250
Orange County's
square feet of office
of 377 stalls
Credit Union
area 75 stalls
Current Orange
1 stall per 250
220 total stalls
220 stalls provided on-site plus
County's Credit
square feet of office
required
157 stalls off-site, for a'tdtal of
Union Office
area (220 stalls)
377 stalls
Buildin s
Total
846 stalls
377 stalls provided
Through a shared parking agreement with Orange County's Credit Union's existing site, the
applicant is proposing a total of 377 parking spaces, while 846 parking spaces are required for the
various uses on both properties. Pursuant to Section 41-632.2 of the SAMC, the Planning
Commission can grant a variance for a reduction in required parking if the reduction exceeds more
than 20.percent of the minimum ordinance requirement. As proposed, the applicant is requesting a'
45 percent reduction.
Variance requests from off-street parking may. be granted by the Planning Commission when it can,
be shown that there exists a special circumstance related to the property, is necessary for the
preservation and enjoyment of substantial property rights, will not be detrimental to the public or
surrounding property, and will not adversely affect the General Plan. Staff has prepared the
following analysis that forms the basis for the variance recommendation contained in this report.
To determine whether or not the number of proposed parking spaces will be adequate to support
the proposed and existing uses, the applicant hired Hartzog and Crabill, Inc., a traffic and
transportation engineering consultant, to'conduct a parking demand study. The'study evaluated the
existing demand generated by the current Elks lodge and the Orange County's Credit Union.
facilities on an hourly basis for a weekday and weekend. The study determined that the parking
demand at the current Elks Lodge facility, which is approximately 39,000 square feet and has a total
of 180 parking stalls on site, peaked at 86 spaces on weekdays at 7:00 p.m. and 148 spaces on
weekends at 9:00 p.m. The Orange County's Credit Union facility, which has a total of 220 parking
stalls on site, peaked at 181 spaces on weekdays at 1:00 p.m. and 66 spaces on weekends at 2:00
p.m. The observed peak parking demand at the current Elks and Orange County's Credit Union
facilities represents "parking spaces occupied” which was then used to project the parking demand
of the proposed Elks lodge facility and the "current Orange County's Credit Union facility. The
combined site is forecasted to peak at 155 spaces on weekdays at 5:00 p.m. and 152 spaces on
weekends at 9:00 p.m., well below the 377 total spaces on site. In addition, the study examined the
effect of Orange County's Credit Union's employee transfers and new employees and new Elks
membership and concluded that through the shared parking agreement between both organizations
the parking provided will meet the current and future needs of both organizations.
32A-6
SP.R No. 2017-06, VA No. 2017-03 & TPM No. 2016-04
October '23, 2017
Page 5
In.addition, the project site is located in a mode -shift friendly environment with transit, bicycling and
walking amenities that facilitate and encourage alternative modes of transportation, further
contributing to reduction in parking demand, No additionaltraffic congestion lis anticipated from the
proposed facility. As part of the development process, the Public Works Agency reviewed -the
project and did not identify the need for any traffic mitigations.. Finally, adequate traffic systems and
controls are found in the vicinity of the proposed project that will mitigate any potential impacts, If
any should arise'.
Tentative Parcel Map
Lastly, the applicant is requesting approval of a tentative parcel map to subdivide the development,
site into two lots. Tentative parcel map requests -are governed by Section 34-119 through 34318 of
the SAMC. Tentative parcel map requests.may be granted when it can be shown that the projectjs
consistent with all elements of the General Plan, conforms -to all zoning and subdivision codes, is
physically suitable for the type and density, of the project, will not cause substantial environmental
damage or avoidably injure fish. and wildlife or.their habitat, will not cause serious public health
problems,'and will not conflict -with easements necessary for public access through or use of the
property.
Based on a review of the tentative map by the Planning Division and Public Works Agency, the
project has been designed to be in compliance with the applicable'development standards found in
Chapters 34 (Subdivision) and 41 (Zoning) of the Santa Ana Municipal. Code and with the applicable.
SD -69 zoning document; and also in compliance with all applicable state codes.
The project will promote a development suitable for the site, will, through the construction of the
proposed public improvements_, contribute to the enhancement of a portion of the city, and no
environmental or fish or wildlife impacts will occur from this project, as the project site is not located
within any known fish or wildlife populations. Finally, the development of the site will not result in
any serious public health problems nor will it.conflict with any public easements.
Table 4: CEQA, Strategic Plan Alignment and Public Notification & Community Outreach
CEQA; Strafe `ic'BlanfAlin'mehkMa'nd Public Notifitign &`Gotnmurii '�Otltreacfiz`. '
', CEQA
CEQA Type
Class 32 Categorical Ezem tion/Sec. 15332 — In -Fill Development Projects
Reason(s)
The Class 32 exemption applies to projects characterized as infill development meeting
Exempt or Analysis
the following conditions:1:The project is consistent with the applicable general plan
designation and 'all applicable general plan policies as well as with applicable -zoning
designation and regulation; 2.'The proposed development occurs within city limits, on.a
project site of no more than five acres substantially surrounded by urban uses; 3. The
project site has no value as habitat for endangered, rare or threatened species; 4.
Approval .of the project would not result in any significant effects relating to traffic, noise,
air quality, or water duality; and 5. The site can be adequately served by all required
utilities and public services.
32A-7
SPR No. 2017-06,
October 23, 2017
Page 6
VA No. 2017-03 & TPM No. 2016-04
CEQA; Strategic Blan AIfngments'gnd Public Notification,& Community, Outreach
As'outtined in this staff report, the project is consistent with the City's General Plan, Zoning
Code and Specific Development No. 69 zone district. The proposed project has been found
by the City's development review agencies to not create any adverse impacts. The building
is on a site that is not designated by federal, state„or local agencies to be environmental
resource of hazardous'or critical concern.The'cumulative impact of this project will not be
significaht.as the project site is located within city limits and is less than five acres in size. It
is already in an urbanized setting surrounded by, urban uses. In addition, the property is
already served by roads and utilities, and will not create any adverse impacts such as noise,
traffic, or safety concerns. There its no reasonable possibility that the project will have a
significant.difect 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. As a result, Categorical Exemption Environmental Review No.
2016-154 will be filed for this project.
9trate"ic'Planr'AII nmentR � `"
Goal(s) and Policy(s)
Approval 'of this item supports - the City's efforts to. meet Goal No. 3 (Economic
Development) Objective No. 2 of creating new opportunities for b6sineWjjob growth and
encourage, private develo meet through new General Plan_and ZoningOrdinance policies.
pulilfc Notification'& Gommunft 'Dutreaclf
Required Measures
A public noticed was posted on the project site on September 28, 2017.
Notification -by mail was mailed to all property owners -and occupants.within 500 feet of the
-project site on'Se tember 29, 2017.
Newspaper posting was published in the Orange County Reporter 6n September 29, 2017.
Conclusion
Based On. the analysis provided within this report, staff recommends that the Planning Commission
adopt a resolution approving Site Plan Review No. 2017-06, Variance No. 2017-03 and Tentative
Parcel Map No. 2016-04 as conditioned.
JCG;jm .
SIPlanning.CbmmisSIQnl2017ti 10-23-0)S OR! 7-MA17-037TM16-04
32A-8
SPR No. 2017-06,
October 23, 2017
Page 7
VA No. 2017-03.& TPM No: 2016-04
Exhibits 1.
Resolution
2.
Vicinity Zoning and Aerial Map'
3.
Site Photo
4.
Site Plan
5.
Floor Plans
6.
Building Elevations
7.
Building. Perspectives
8.
Landscape Plans
9.
Parking Demand Analysis
1'0.
Tentative Parcel Map
32A-9
LS 10.23.17
RESOLUTION NO. 2017-32
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING SITE PLAN
REVIEW NO. 2017-06, VARIANCE NO. 2017-03, AND
TENTATIVE PARCEL MAP NO. 2016-04 AS CONDITIONED,
TO ALLOW THE CONSTRUCTION OF A TWO-STORY
51,024 -SQUARE -FOOT BUILDING FOR THE PROPERTY
LOCATED AT 1701 EAST SAINT ANDREW PLACE
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. Michael Molnar with Hoffmann Finn Development Company, Inc.,
representing Santa Ana Elks Lodge and Orange County's Credit Union,
hereinafter referred as "Applicant," is requesting approval of Site Plan
Review No. 2017-06, Variance No. 2017-03, and Tentative Parcel Map
No. 2016-04 as conditioned, to allow the construction of a two-story
51,024 -square -foot building at 1701 East Saint Andrew Place.
B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-593.5, the
Planning Commission is authorized to review and approve all plans within
a specific development district to ensure the proposed project complies
with the development standards and intent of the specific development.
C. Pursuant to SAMC Section 41-638, the Planning Commission is
authorized to review and approve variances to reduce the number of
required parking spaces as set forth by SAMC Section 41-1376.
D. Pursuant to SAMC Section 34-127, the Planning Commission is
authorized to review and approve tentative parcel maps.
E. Site Plan Review No. 2017-06, Variance No. 2017-03, and Tentative
Parcel Map No. 2016-04 came before the Planning Commission of the
City of Santa Ana on October 9, 2017, for a duly noticed public hearing.
The public hearing was continued to October 23, 2017 at the request of
the Applicant.
F. The Planning Commission of the City of Santa Ana determines that Site
Plan Review No. 2017-06 is in compliance with the intent and all
applicable development standards of Specific Development No. 69 (SD -
69).
EXHIBIT 1
Resolution No. 2017-32
Page 1 of 10
32A-10
G. The Planning Commission of the City of Santa Ana determines that
following findings, which must be established in order to grant Variance
No. 2017-03, have been established as required by SAMC Section 41-
638:
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 project will be
located on a site completely built -out by commercial and
industrial uses that restrict the site from providing additional
parking spaces. In addition, the site is surrounded by parking
lots that have ample parking during the off-peak hours when
demand is greatest for the proposed use. Further, the
parking analysis conducted by Hartzog and Crabill, has
concluded that the proposed number of parking spaces on-
site and those proposed through the shared parking
agreement with Orange County Credit Union will create a
surplus of parking and will be sufficient to meet the current
and future demands of both organizations. As a result, the
parking variance will allow the Applicant the ability to use the
property in a manner that is consistent with the surrounding
commercial and industrial uses.
2. That the granting of a variance is necessary for the preservation
and enjoyment of one (1) or more substantial property rights.
The granting of this 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 develop a vacant lot with a use
that is allowed in the specific development and will assist in
revitalizing the area and will provide a new facility to an
organization that has been a member of the Santa Ana
community for over 100 years.
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
Resolution No. 2017-32
Page 2 of 10
32A-11
parking to accommodate the current and future needs of the
various uses proposed on the site. Therefore, the reduction
in parking will not be detrimental to the surrounding
community as it will not result in parking impacts affecting
adjacent commercial and industrial neighborhoods. Further,
the granting of the variance will allow the development of a
vacant 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, but
rather supports its goals. Goal 1 and 2 of the Land Use
Element encourages uses that promote a balance of land
uses that address basic community needs. The project is in
compliance with SD -69 zoning district and addresses basic
community needs such as service clubs and offices which
enhance the City's economic and fiscal viability. In addition,
Policy 5.5 of the Land Use Element encourages
development that is compatible with and supporting of
surrounding land uses. The project will be located on a site
surrounded by commercial, office and industrial uses and its
operations will be compatible with the surrounding
businesses and their operations. Lastly, the parking analysis
provided for the project indicates that the proposed parking
is more than adequate to meet the needs of the site.
Conditions of approval will also ensure that the project
remains compatible with surrounding land uses.
H. The Planning Commission of the City of Santa Ana determines that
following findings, which must be established in order to grant Tentative
Parcel Map No. 2016-04, have been established as required by SAMC
Section 34-127 and the California Subdivision Map Act:
1. The proposed project and its design and improvements are
consistent with the Industrial (IND) designation of the General Plan
and are otherwise consistent with all other Elements of the General
Plan.
The proposed project and its design and improvements will
be consistent with the Industrial (IND) land use designation
of the General Plan and are otherwise consistent with all
other elements of the General Plan and any applicable
specific plans. The proposed subdivision of land will create
a 2.604 -acre parcel and will be consistent with the various
Resolution No. 2017-32
Page 3 of 10
32A-12
provisions of the General Plan. In addition, the project will
meet all development standards of SD -69.
2. The proposed project conforms to all applicable requirements of the
zoning and subdivision codes as well as other applicable City
ordinances.
The proposed project will conform to all applicable
requirements of zoning and subdivision codes as well as
other applicable City ordinances. The proposed project
conforms to the SD -69 provisions of the zoning code that
pertain to lot size, lot frontage, landscaping, setbacks, and
floor area ratio; by doing so, the parcel and the construction
within the parcel guarantee conformance to all SD -69
standards of the SAMC.
3. The project site is physically suitable for the type and density of the
proposed project.
The project site is physically suitable for the type and density
of the proposed project. There are no physical constraints on
the site that would preclude development. The proposed site
consists of approximately 2.604 acres of land and is
physically suitable for the proposed development, where
access to the site will be from Lyon Street and Saint Andrew
Place, which are both major arterials.
4. The design and improvements of the proposed project will not cause
substantial environmental damage or substantially and avoidably
injure fish and wildlife or their habitat.
The design and improvements of the proposed project will
not cause substantial environmental damage or substantially
and avoidably injure fish and wildlife or their habitat. Since
the project is located in an urbanized area, there are no
known fish or wildlife populations existing on the project site.
Therefore, the proposed subdivision will not cause any
substantial environmental damage or substantially and
avoidably injure fish and wildlife or their habitat.
5. The design or improvements of the proposed project will not cause
serious public health problems.
The design or improvements of the proposed project will not
cause serious health problems, with the proposed subdivision
not having any detrimental effects upon the general public.
The property will include necessary utilities and infrastructure
Resolution No. 2017-32
Page 4 of 10
32A-13
improvements as required under Development Project
Review No. 2016-43.
6. The design or improvements of the proposed project will not conflict
with easements necessary for public access through or use of the
property within the proposed project.
The design or improvements of the proposed project will not
conflict with easements necessary for public access or use
of the property within the proposed project since the existing
and recorded easements for the property have been
reviewed and considered as part of this project. The
conceptual design of all construction for the property will not
affect the existing easements. The Applicant will be
recording those easements necessary to ensure reciprocal
rights between properties, including but not limited to
access, egress, drainage and parking.
Section 2. In accordance with the California Environmental Quality Act
(CEQA), the recommendation is exempt from further review pursuant to Section 15332
(Class 32 "In -Fill Development Projects"). Class 32 exemption applies to projects
characterized as infill development meeting the following conditions: 1. The project is
consistent with the applicable general plan designation and all applicable general plan
policies as well as with applicable zoning designation and regulation; 2. The proposed
development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses; 3. The project site has no value as habitat for
endangered, rare or threatened species; 4. Approval of the project would not result in
any significant effects relating to traffic, noise, air quality, or water quality; and 5. The
site can be adequately served by all required utilities and public services.
The project is consistent with the City's General Plan and the SD -69
development standards. The project meets several General Plan goals and policies,
including the Land Use Element's Goal 1 (to promote a balance of land uses to address
basic community needs), Goal 2 (to promote land uses which enhance the City's
economic and fiscal viability), and Goal 3 (to preserve and improve the character and
integrity of neighborhoods).
Further, the proposed project will take place within city limits and is on a project
site that is less than five (5) acres in size and is surrounded by urban areas. The project
site has no value as habitat for endangered, rare, or threatened species and is not
identified in the General Plan as having such value. Approval of the project will not
result in any significant effects relating to traffic, noise, air quality, or water quality. The
City's Planning Division and Public Works Agency have reviewed the proposed project
and have determine that the amount of traffic, noise, air quality impacts, and water
quality impacts are below thresholds that would warrant further analyses.
Resolution No. 2017-32
Page 5 of 10
32A-14
Finally, the site will be served by all required utilities and public services as it is
located within a heavily -urbanized area near the intersection of Saint Andrew Place and
Lyon Street. Based on this analysis, a Notice of Exemption for Environmental Review
No. 2016-154 will be filled for this project.
Section 3. The Applicant agrees to indemnify, hold harmless, and defend the
City of Santa Ana, its officials, officers, agents, and employees, from any and all liability,
claims, actions or proceedings that may be brought arising out of its approval of this
project, and any approvals associated with the project, including without limitation, any
environmental review or approval, except to the extent caused by the sole negligence of
the City of Santa Ana.
Section 4. The Planning Commission of the City of Santa Ana, after conducting the
public hearing, hereby approves Site Plan Review No. 2017-06, Variance No. 2017-03
and Tentative Parcel Map No. 2016-04 as conditioned in "Exhibit A" attached hereto and
incorporated as though fully set forth herein. 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 October 23, 2017, and exhibits attached thereto; and
the public testimony, written and oral, all of which are incorporated herein by this
reference.
ADOPTED this 23rd day of October 2017 by the following vote:
AYES: Commissioners: Alderete, Contreras -Leo, McLoughlin, Verino (4)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Mendoza, Nguyen (2)
ABSTENTIONS: Commissioners: Bacerra (1)
Mark McLoughlin
Chairman
Resolution No. 2017-32
Page 6 of 10
32A-15
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
Lisa Storck
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the
attached Resolution No. 2017-32 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on October 23, 2017.
Date:
Acting Recording Secretary
City of Santa Ana
32A-16
Resolution No. 2017-32
Page 7 of 10
EXHIBIT A
Conditions for Approval for Site Plan Review No. 2017-06, Variance No. 2017-03
and Tentative Parcel Map No. 2016-04
Site Plan Review No. 2017-06, Variance No. 2017-03 and Tentative Parcel Map No.
2016-04 are approved subject to compliance, to the reasonable satisfaction of the
Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the California Building Standards Code, and all other
applicable regulations. In addition, they shall meet the following conditions of approval:
The Applicant must comply with each and every condition listed belowrip or to exercising
the rights conferred by this site plan review, variance and tentative parcel map.
The Applicant must remain in compliance with all conditions listed below throughout the
life of the development project. Failure to comply with each and every condition may result
in the revocation of the site plan review, variance and tentative parcel map.
A. Planning Division
General Conditions:
1. All proposed site improvements must conform to the Site Plan Review approval
of DP No. 2016-43.
2. Any amendment to this site plan review, including modifications to approved
materials, finishes, architecture, site plan, landscaping, parking, and square
footages must be submitted to the Planning Division for review. At that time,
staff will determine if administrative relief is available or if the site plan review
must be amended.
3. Submit a construction schedule and staging plan to the Planning Division for
review and approval. The plan shall include construction hours, staging areas,
parking and site security/screening during project construction.
4. A detailed landscape plan must be reviewed and approved prior to issuance of
any building permits. In addition to the landscaping palette, the plan shall
include details on the hardscape design, lighting concepts and outdoor furniture.
At a minimum, the project shall incorporate the amount and size of landscaping
as shown on the preliminary landscape plans. The exact specifications for
these items are subject to the review and approval of the Planning Division.
5. After project occupancy, landscaping is to be maintained to include the
minimum level of plant materials installed at the time of occupancy as required
by the approved plans.
Resolution No. 2017-32
Page 8 of 10
32A-17
Conditions of Approval
October 23, 2017
Page 2 of 3
6. A Public Art Plan must be submitted to the Planning Division for review and
approval prior to issuance of a building permit.
7. A copy of these conditions of approval shall be kept on the premises at all times
and made available to any City employee upon request.
8. The number of persons allowed inside the facility may not exceed the maximum
occupancy allowed by the California Building Code (CBC). The maximum
occupancy shall be issued by the City's Building Official upon approval of
building permit and shall be clearly posted at all times in accordance with the
requirements of the CBC.
9. The Elks Lodge shall maintain a monthly schedule of events, which it shall post
on its website. The schedule of events on the website shall be updated
regularly.
Parking Variance Conditions:
10. The Covenants, Conditions and Restrictions (CC&Rs) for reciprocal parking and
common access with adjacent owner (1701 E. Saint Andrew Place) are to be
maintained in perpetuity and must be reviewed and approved prior to approval
of the final parcel map. A combined total of at least three hundred and seventy-
seven (377) parking spaces shall be maintained at all times.
11. All vehicular parking associated with the Elks Lodge operations, such as, but
not limited to conferences, services and events shall be parked on-site.
12. Vehicles associated with the Elks Lodge that require on-site parking are limited
to those of guests, event guests, members, employees, temporary employees,
contractors, vendors and other vehicles related to the operation of the Elks
Lodge. Overnight parking and the parking of recreational vehicles, boats and/or
trailers are prohibited.
13. All drop-off and pick-up of guests shall be done on-site.
14. All event invitations and/or notifications for guest, vendors and others attending
a function at the Elks Lodge shall include instruction and directions for on-site
parking to prevent overspill parking on adjacent properties. The instructions
shall clearly state that no parking in the surrounding properties is permitted at
any time and that vehicles parking in the surrounding properties are subject to
immediate removal at the vehicle owner's expense.
Resolution No. 2017-32
Page 9 of 10
32A-18
Conditions of Approval
October 23, 2017
Page 3 of 3
15. For events that may generate more than 200 attendees, the Elks Lodge shall
have a minimum of two (2) members or employees monitor adjacent streets to
direct guests to required parking and to identify if any guests are parking on
adjacent properties.
16. In the event that the use results in substantial overspill parking off-site and
complaints are received by the City, the Planning Manager will, at the request of
any surrounding property owners, re -open this variance to consider further
conditions to address the parking concern including, but not limited to, limiting
hours of operation and /or number of guests at the site.
17. The parking variance shall become null and void upon an intensification of use
on-site. As used herein, "intensification of use" means a change of use of land
or buildings where more off-street parking spaces are required for the new use
than were required for the previous use and/or where the new use would have
greater adverse environmental effects than the previous use. The determination
of whether a change of use would result in an intensification of use shall be
made by the Planning Manager. Any person aggrieved by a determination of
the Planning Manager that the new use would have greater adverse
environmental effects than the previous use shall be entitled to have such issue
submitted to the Planning Commission for final determination. Otherwise, the
decision of the Planning Manager shall be final.
Parcel Map Conditions:
18.The final map must be approved and recorded prior to issuance of building
permits.
19.The final map and all improvements required to be made or installed by the
subdivider must be in accordance with the design standards and specifications
of the Santa Ana Municipal Code and the requirements of the State Subdivision
Map Act.
20. Two copies of the recorded final map and CC&Rs shall be submitted each to
the Planning Division, Fire Authority, Building Division, and Public Works
Agency within 10 days of recordation.
Resolution No. 2017-32
Page 10 of 10
32A-19
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Exhibit — 3Site Photos
32A-21
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32A-22
SPR No. 2017-06, VAR,No. 2017=03 & TPM No. 2016-04
1701 East Saint Andrews Place
Exhibit — 5 Floor Plans
Page 1 of 2
32A-23
Exhibit -5 Floor Plans
Page 2 of 2
32A-24
SPR No. 2011-06, VAR No. 2017-03 & TPM,N6. 2016-04
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32A-25
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32A-25
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Exhibit — 8 Landscape Plan
32A-27
PARKING DEMAND AND AVAILABILITY ANALYSIS
FOR THE
RELOCATION OF THE BENEVOLENT AND PROTECTIVE
ORDER OF ELKS
SANTA ANA CALIFORNIA LODGE NO.794
PREPARED FOR
ROBERT McCALLA, CHAIRMAN
ELKS LODGE BUILDING COMMITTEE
10116
PREPARED BY
BERNIE W. DENNIS, P.E.
SENIOR ENGINEER
HARTZOG & CRABILL, INC.
CONSULTING TRAFFIC AND TRANSPORTATION ENGINEERS
1.7582 E. 17th STREET, SUITE. _101
TUSTIN, CALIFORNIA 92780
(714)731-9455
Exhibit 9 - Parking Demand Analysis
32A-28
NOTICE OF REVISION
This analysis has been revised'to reflect those corrections, additions and modifications
required by the City of Santa Ana during_ the Planning, Building and Public Works review
process.
Bernie W. Dennis, P.E.
July 17, 2017
32A-29
INTRODUCTION
In 1960, the Benevolent and Protective Order of Elks Santa Ana Lodge # 794 ( "Elks")
relocated from their original Lodge at Sixth Street and Sycamore Avenue in Santa Ana
to their current location at 212 Elk Lane (formally Mabury Street), Santa Ana, California.
As shown on Exhibit 2; the approximate 7.9 acre Elk: Lane site is bounded by First
Street, Elk Lane; Chestnut Avenue -Main Street and Lyon Street: In acquiring the site it
was the Elk leaderships' intent to provide a location for the construction of a Lodge
capable of providing for the needs and activities of the then 3,500 — 4,000 members and
to'provide a continuing revenue source to help fund the maintenance and overhead cost
of a new 40,000 square foot Elks facility. The revenue source was accomplished by
leasing the northerly 2.4 acres of the site for the construction of the Saddleback Hotel
and the southerly 1.5 acres for the construction of.multi-family dwelling units.
By 2005 it became evident, based on declining membership and increasing
maintenance and overhead cost, that keeping or rehabilitating the current Lodge
building was no longer a viable option and.that the membership should sell the site and
relocate to or construct a smaller facility. An initial attempt to market all or part of the
Elk -site was delayed by the 2008 recession and revenue.loss was further exacerbated
in 2013 when all rental income from the Hotel ceased.. The ongoing search for a new
Lodge location eventually resulted in the review of over 70 buildings and vacant parcels.
The Lodge and hotel parcels were again marketed and in 2015 sold to the Wermer
Corporation with the proviso that the Lodge could remain on-site, rent free for 24
months after the close of escrow.
lh'eariy 2016 the Elks were advised that an approximate 2.6 acre vacant parcel of land
on South Lyon Street owned by Orange County's Credit Union ("Credit Union") was
available for sale'with a condition that the buyer must provide, with any development, a
minimum of 20,000 square feet of office space for lease back to the Credit Union. See
Exhibit 3. The location, site size and office space lease back condition met the Elks
criteria for relocation and their business plan for a continuing revenue source, In August
2016, a purchase offer was made by the Elks to the Credit Union -for acquisition of the
South Lyon site for construction of an Elks Lodge inclusive of 20,000 square feet of
office space forlease back to the Credit Union ("Project").
Upon completion of preliminary site plans for the new Lodge a major concern of the Elks
Building Committee, and ultimately the City of Santa Ana, was if the 157 parking spaces
proposed in the site plan, in addition to the 220 parking spaces in the Credit Union's
parking lot, which would be available to the Elks through a reciprocal parking
agreement, would be sufficient to meet the Elks and Credit Union's current and future
parking needs.
32A-30
To address this issue the Elks Building Committee retained the firm of Hartzog & Crabill,
Inc., (HCI), Traffic and Transportation Engineers to conduct a Parking Demand and
Availability Analysis for the Project.
PROPOSED ELKS LODGE
The -new Elk Lodge is proposed to be a 51024 SF facility, with 157 parking spaces on a
2.6 acre site.
As shown on Exhibit 4, the entry level of the new facility will house the Lodges entry,
offices, dining and meeting/activity rooms, bar, lounge, kitchen and storage areas in
addition tolhe entry and elevator access to the Credit Union offices and Elk Lodge room
on the upper level.. The upper level, as shown by Exhibit 5, will house the Credit Union
offices, and, as noted, the Elks Lodge room. Ancillaryareas include a XXX SF partially
ccvered-patio and a XXX SF service yard with kitchen and storage area access. Space
utilization for each level is shown on the following Table:
PROPOSED ELK LODGE FLOOR SPACE UTILIZATION
Level
Elk Use
Credit Union Use
Total
Entry
25130 SF
308 SF'
25438 SF
Upper
6733 SF
18853 SF
25586 SF
TOTAL
31863 SF
19161 5F
51024 SF
The 31863 SF that the Elks will utilize in the new facility, represents about a 27%
reduction in floor area as compared to their existing Lodge building and a,?3% reduction
in parking.
CHARACTERISTICS OF THE ELKS LODGE AND ORANGE COUNTY'S CREDIT
UNION RELATIVE TO PARKING DEMAND AND AVAILABILITY
To determine the Elk and Credit Union's actual parking demands, parking availability
and the interrelationship of shared parking occasioned through the Project's reciprocal
parking agreement, it is necessary to understand how each organization functions:
Elks Lodge
The Elks Lodge is a men and women's fraternal organization of about 800 members.
The Santa Ana Lodge, as with most fratemal organizations, has been experiencing a
decline in membership since the 1980's but .with the new Lodge as an incentive
membership is expected to increase and stabilize at about 850 members.
32A-31
An important aspect of the Lodge membership relative to, parking is that while there are
about 800 dues paying members it is estimated, based on participation in social events,
volunteerism, age and mobility that no more than 200, mostly husbands and wives, are
"'active members" in the. organization and attend and support its various functions. As
will be shown in .a latter section of this report the small number of active members is
apparent by the minimal parking'demand at the current Lodge.
To support the Lodge's charitable causes and provide revenue for the maintenance and
overhead cost of the facility –which far exceed the Elks modest annual dues—a variety
of events such as dinner dances, lunches, bingo, televised athletic events and karaoke
is provided each month. With the exception of theme=oriented dinner dances such as
the Inaugural Ball, Christmas Ball, New Years Ball and Valentine's Ball which may
attract 250 participants, most other social events are held on week nights and have an
attendance of less than 125.
Major non -Elk events such as wedding receptions, birthday parties, anniversaries and
Quincianeras are held in the main ball room, the Lounge or the Emerald Room, often
with an attendance. in excess of 300; are a significant revenue source and are held
almost exclusively on Saturdays in the late afternoon or evening. However, the Lodges
Event Coordinator maintains control of these activities and adjusts bookings and
scheduling to meet facility, staffing and parking demands. Additionally; the Event
Coordinator does not schedule conflicting Elk and private party events.
A schedule of events and activities at the Lodge for a typical month and their estimated
attendance is attached as Exhibit 5.
Currently, the Elks have 22 employees consisting of a professional full time -part time
staff of a Club Manager, Event Coordinator, Bookkeeper, Secretary and Chief and part
time support staff of bartenders, kitchen helpers, housekeepers and busserlservers.
Volunteers supplement; staff on an as needed" basis. There is no increase in staff
levels anticipated with -the Lodge relocation.
Credit Union
The Orange County's Credit Union is basically a banking and savings and loan
institution with a staff of 190 employees. Upon completion of the Elk's facility it is the
Credit Union's intent to transfer 90 of its current employees to the new office space on
the 2d level of the Elk's Lodge: Credit Union officials have indicated that they anticipate
hiring 19 new employees in the near future. However, where.the new hires will be
assigned is indeterminate at this time.
.The reciprocal parking agreement given the Lodge by the Credit Union allows use of
the Credit Unions 220 parking spaces on typical week days after 5:00pm,after 2'`00pm
an Saturdays and all day on Sundays and Credit Union holidays.
32A-32
The Credit Union does not have a formal ride share,, bus' pass or other trip/parking
reduction incentive program.
There will be_ no time restriction placed on the Elk's parking lot. "for Credit Union
employees..
STUDY METHODOLOGY
The study methodology employed for this analysis requires three components: (1) to
determine the number of parking spaces and the parking demand for the current Elks
and Credit Union facilities on an hourly basis fora weekday and weekend, condition, (2)
to compare current parking demand with parking availability at Project and Credit Union
sites and (3) to forecast total future parking demands and compare. these with parking
availability at Project and Credit Union sites.
Base Line Parking Demand
Current Elks Lodge —_A survey of the Elk's Lodge.parking lot determined that there
were 160 conventional parking spaces and 14 recreational vehicle spaces for use by
visiting Elks. As. the new facility will not have recreational vehicle parking facilities,
these spaces and associated passenger vehicle parking was not included in the
survey.
The weekday selected to establish the base parking demand had an Elk event in the
morning with 52 participants and a special Lodge meeting in the evening, with about
96 in attendance, to award service pens. This represents an above. average activity
level for a weekday.
The Saturday selected to establish -the weekend base parking demand had both Elk
and non Elk events. The Elk event, occurring in the morning, was a handicraft
auction sponsored by the Emblem Club, a ladies Elk auxiliary, with an attendance of
about 85 and a private party, a Quincianera, commencing at 6:00' PM, with 292
guest and 21 support staff.
To determine the base parking demand the Elk's parking lot was surveyed and the
number of occupied parking spaces recorded at each hour from 7:00 AM to 12:00
AM midnight on the Tuesday and Saturday study days.
The actual parking supply (number of marked parking spaces) and the parking
demand (number of parked vehicles) is shown on Tables 1-A and 1-13 Parking
Spaces Available are vacant parking spaces.
Credit Union — A survey of the Credit Union parking lot determined that there were
220 usable parking spaces.
32A-33
The Tuesday and Saturday Credit,Union surveys were conducted within the same
parameters as the Elk surveys.
The actual parking supply and demand at the Credit Union's parking lot is shown in
Tables 2-A and 2-e.
Parking Availability and Utilization
The total parking supply for the new Elk Lodge per se Is 157 spaces with an additional
220 spaces available, under the terms of the reciprocal parking agreement, at the
adjacent Credit Union,
Utilization of the parking supply for the new Lodge and Credit Union, as shown.on
Exhibit 3, isdetermined ,'by deducting the current Elk Lodge and Credit Union parking
demand, shown on Exhibits 1 and 2 as Parking Spaces Occupied, from the combined
parking supply, shown on Exhibit 3 as Total Parking Spaces.
As Table 2 shows, there is a continuing surplus of vacant parking spaces in the Credit
Union lot, it is unlikely that there would be a cross-over demand by .Credit Union
customers for parking in the Elk's lot. Given this condition, the Elk's parking demand is
deducted from the Elk's parking supply until the reciprocal parking agreement becomes
effective at which time the total parking demand is deducted from the combined parking
supply (157 Elk + 220 Credit Union = 377 combined parking spaces).
While Table 3 denotes existing parking demand and supply, it does not reflect the
parking demands associated with an Increase in or transfer of Credit Union employees
or -increases in Elk' membership. These issues will be discussed'in the following section
of this report.
Adjusted Parking. Demand and Availability
Tables 4-A and A -B show the combined parking supply after adjustments for new'and
transferred Credit Union employees and increases in Elk membership are made. An
explanation of the adjustments follows:
Credit Union Employee Transfer — As noted, it is the intent of the Credit Union to
transfer 90 employees, and presumably their parking demand, to their new office
space in the Elk's facility. Although the Credit Union does not have a formal
trip/parking reduction program a voluntary effort would seem to be in place as a
review of the Credit Union's week day parking characteristics shows a maximum
demand of 181 parked vehicles. If each employee drove their own vehicle to work
the minimum number of parked vehicles without considering client parking would be
190. It can be reasonably assumed, given that the survey was taken at the top of the
hour and that the Credit Union had just opened for business, that the majority if not
all of the 144 vehicles parked at 9:00 AM were employees and that the resulting
parked vehicle employee ratio of 1:1.32 would carry over to their new offices.
32A-34
Applying this ratio.to'the 90 transferring employees and assuming thatthey would all
leave the Credit Union parking lot, the parking shift to the Elk parking lot would be 68
vehicles/spaces. It should be noted that the. transferring employees do. not represent
new', parking demand so a shift of 68 vehicles to the Elk facility- results in 68 open
spaces in the Credit Union parking lot.
New Credit Un€on Employees — As noted the Credit Union intends'to hire. 19 new
employees. However, the date of their hire and the office that they will be assigned
to is unknown at this time. For the purpose of this report it will be assumed that they
will be hired by the completion of the new Elk facility and that they will all be
assigned to new Credit Union offices in the Elk facility. It is further assumed that the
1:1..32 parked vehicle : employee ratio will continue to occur and will result in an
increased parking demand in the Elk parking lot of 14, spaces.
Increased Elk Membership — It is anticipated that the Elk membership will increase
by 50, new members. Although the increase will occur over, a,per€od of time, for the
purpose of th€s report it will be assumed that the 50 member increase. will have
occurred at the time of completion of the new Elk facility and that there -will be a 1
parked vehicle: 1 member ratio,
Hourly membership' distribution is based on -trends noted in Table;1-A and is
considered optimistic.
The Credit Union offices in the Elk facility are administrative and will not require
provisions for client parking.
PARKING CAPACITY
The practical capacity of a parking facility is 90% occupancy. Applying this factor to the
Elk and Credit Union facility, capacity would.be.reached in the 157 space, Elk.parking lot
if at any time there is less than 16 vacant parking spaces and in the 220 space Credit
Union parking lot when there is less than 22 vacant parking spaces.
As indicated in Tables 4-A and 4-13, representing the final parking demand and supply
estimate, the practical capacity of the two parking lots is not exceeded during any time
period. Subsequently, both parking lots could accept additional parked vehicles before
reaching the practical capacity level.
ANALYSIS
As described in the text of this report the analysis uses as a .data. base the actual
parking demand occurring in the present Elk Lodge and Credit Union parking lots as
obtained from hourly surveys conducted on a typical week day and week end at these
sites.
32A-35
As shown. in Tables; l and 2 the base, data indicates that the 90% capacity threshold is
not exceeded in either, the Elk or Credit Union's parking lots. The Tables also show the
variation in parking demand occurring during Elk and non Elk events; this is particularly
apparent when comparing the evening week day Elk event with the week end non Elk
event. The minimal mid-day parking characteristic is indicative of `normal", non event,
member parking demand
The base data was applied to the new Elk site to determine the sufficiency of the
proposed 157 parking spaces and the 220 parking spaces that would be made available
in the Credit Union's ,parking lot through the reciprocal parking agreement. This
evaluation is shown on Tables 3-A and M.
The application indicates that the 90% capacity threshold is not exceeded but on
weekends the additional Credit Union parking provided through the reciprocal parking
agreement is necessary to meet this criteria.
To determine the effect of empioyee'transfer, new employees and new elk membership
the parked vehicle ; employee ratio was developed and applied to the current parking
demand established in Tables 3-A, and 3-13. The effect of this increased parking
demand is shown on Tables 4-A and 4-13.
As shown, the 90% threshold is not exceeded.although it may be necessary to adjust
the time of some week day mid=morning Elk events to balance parking demand with
supply to maintain an acceptable capacity level. However; as noted, there may not be
an incentive for all transferred employees to leave the Credit Union parking lot or for all
new Credit Union employees to be assigned to the Elk parking lot.
FINDINGS
A review of the study data supports the following findings and conclusions:
• Declining membership and revenue and increasing maintaince and overhead_
.cost necessitate the relocation and downsizing of the Elks Lodge.
• A new Lodge, site has been purchased from the Orange County's Credit Union
on South Lyon Street in Santa Ana.
• A condition of the purchase is that the Elks provide the Credit Union with 20,000
square feet of office space in their new facility.
• The new 31863 square foot Elks Lodge will be 27% smaller than their existing
facility and will provide 157 parking spaces; about 14% less than the 180 spaces
at the Elk Lane site.
32A-36
• Although the Lodge has nearly 800 dues paying members, only 200, mostly
husbands and wives, are active participants in; the Lodge's many and varied
activities. This condition would negativity skew any'attempt to base parking
requirements on membership.
• Elk events and activities, due largely to the minimal number of active members,
are not well attended.
• Non -Elk events occurring 2 to 3 times per month with attendance normally in
excess of 300 are a major revenue source for the Lodge. Conflicting Elk events
are not scheduled during non Elk events.
• Parking facilities typically have a practical capacity ,of 90%. This was the
standard for this analysis
• The Elks_ have 22 employees; 17 of which are part-time. Volunteers fill in as
needed. There is no plan to increase staffing'levels in conjunction with the
Lodge -relocation.
Reciprocal "parking was -a condition of the site purchase and will make the Credit
Union's 220 parking spaces available for Elks use after' the Credit Union's
business hours. This is complementary to the. Elks function as their increased
parking demands occur in the evening hours and.weekends.
• As shown on Tables 1 and 2, the survey to determine the base line parking
demands on a weekday and weekend at the` current Elk and Credit Union
parking facilities, neither parking lot exceeded the 90% capacity level.
i As shown. on Tables 3-A and 3-B, application of the base parking demand to the
new Elk facilities 157 parking spaces and the Credit Union's 220.parking spaces,
when reciprocal parking is in, effect, indicated that neither parking lot or
combination thereof exceeded, the 90% capacity level. The -table 'also indicated
that use of the Credit Union parking by the Elks was necessary for them to
maintain an acceptable parking supply.
• Adjustment factors resultant of Credit Union employee transfer to Elk facility,
new Credit Union employees, and increased Elk membership .as shown on
Tables 4-A and 4-13 did not reduce the parking supply below the 90% threshold.
CONCLUSIONS
Based on the characteristics of the Elk and Credit Union organizations, the survey data
and analysis and the .study findings it is HCI's opinion that the 157 parking spaces
proposed for the new Elk Lodge and office facility when used in conjunction with the 220
parking spaces provided by Orange County's Credit Union through the reciprocal
32A-37
parking agreement, will meet the current and future parking needs of both
organizations.
32A-38
TABLE 1-B
Weekend (Saturday)
Elk Lodge Hours
ulTotal
Parking' 180 180 180 180 "180 180 •150 180 160 180 180 180 150 180 180 180 160 180
Spaces
"]Parking
Spaces -10 17 '40 70. 79 12 69 13, 9 21. 53 95 118 146 ,148. 144 132 66
Occupied
("Parking
Spaces. 170 163 140 110 101 108 -111 167 171 169 127 85 62 34 32 36 48 .114
Avalieblo.
Notes:
Total Parking Spams. Total marked packing spaces in respective. fiarkiPg lot. _
ai Total Parking Space Occupied. Total paiking spaces occupied at the beginning of each hour per hour,
"
Parking Spam Available Parking spaces available in each lot for use after deducing occupiedparking spaces.
32A-39
TABLE 1-A
Parking,Demari and Utilization Analysis
Santa Ana Elks Lodge
212 S. Elk Lans,Santa Ana, California,
Weekday(Tuesday)
Elk Lodge Hours
Time
7A
8
9
10
11 12 1P 2 3 4 5 6
7
8
9
10
11
12
t'hotal
Parking
180
180
180-
180
180 180 180 180 180 180 180 180
180
180
180
180
180;
189
spaces'
!']Parking
Spaces
-4.
6
13
44
35 -11 12 '.14 12 14 23 67
86
76
7237.
'12
B
Occupied
]']Parking
_
Spaces
176
172
167
136
145 169. 186 166 168-' 166 157 113
94,
104.
108
143
168
172
Available
TABLE 1-B
Weekend (Saturday)
Elk Lodge Hours
ulTotal
Parking' 180 180 180 180 "180 180 •150 180 160 180 180 180 150 180 180 180 160 180
Spaces
"]Parking
Spaces -10 17 '40 70. 79 12 69 13, 9 21. 53 95 118 146 ,148. 144 132 66
Occupied
("Parking
Spaces. 170 163 140 110 101 108 -111 167 171 169 127 85 62 34 32 36 48 .114
Avalieblo.
Notes:
Total Parking Spams. Total marked packing spaces in respective. fiarkiPg lot. _
ai Total Parking Space Occupied. Total paiking spaces occupied at the beginning of each hour per hour,
"
Parking Spam Available Parking spaces available in each lot for use after deducing occupiedparking spaces.
32A-39
TABLE 2-B
TABLE 2-A
Weekend (Saturday)
Parking Demand and Utilization Analysis.
Time. 7A 8
9 10 11 12 1P 2
3 4 5
Orange County's Credit Union
7
8
9
10
11
12
Pirotai
1701 E. St. Andrews PL, Santa Ana, California
.
Parking -220 220
220 220 220 220 220 220
220 220 220
220
220
220
220
Weekday(Tuesday)
220
'220
Spaces
Crodlt Unlon Business Hours
i'lliarking
Time
7A
8
9
10
11 12 IP 2 3 4 5 6
7
8
9
10
11
12
(']Total
0
Occupied
l
Parking
220
220
220
220
220 220 220 220 220 220 220 220
220
220
220
220
220
220
Spaces
207
210
216
216
220
220
220 i
Available
'rlParking,
Notes=
spaces.
25.
103
144
163
169 1180 181 128 175. 166 132, 76
37
'16
7
2
0
0
Occupied
Parking Space Available. Parking spews avallablo In each lot for use after deducting occupied; parking spaces.
f',Parking
Spaces
195
117
76
57
.51 40 39 '92 45 54 88 144
183
204
210
218
220'
.220
Avallable
TABLE 2-B
Weekend (Saturday)
Credit Union Business Hours
Time. 7A 8
9 10 11 12 1P 2
3 4 5
6
7
8
9
10
11
12
Pirotai
.
Parking -220 220
220 220 220 220 220 220
220 220 220
220
220
220
220
220
220
'220
Spaces
'
i'lliarking
Spaces 16 17
46 62 .55 59 53 66
23 18 .16
13
10
4
A
0
0
0
Occupied
l
iOiParking
Spaces 214 203
174 158 165 161 167 154
197 202 204
207
210
216
216
220
220
220 i
Available
Notes=
Total Parking.Spaces.Total marked parking spaces In respective parking lot.
r" Total Parking Space Ocmpied. Total parking spaoos occuplod at the beginning of each hour per hour.
Parking Space Available. Parking spews avallablo In each lot for use after deducting occupied; parking spaces.
32A-40
TABLE 3-B
Weekend(5aturday).
Reciprocal Perking toEftedt
InTotal
Parking 157 157- "157 157 157 157 157 377 377 377 377 377 377, 377 377 377 377 377
Spaces
IzlParking
Spaces 10 17 40 .70 79 .72' 69 79 32 39 69 108 128 150. .152 144 132 66
Occupied —
1'1Parking
Spaces 147 140 -117 87 78 85 88 298 345 338 308 .269 249 22_7 :225 233' .245 311
Available _ '
Notes Table3A - 36: '
Total Parking Spices, Parking spaces' available in Elk (15.5) and Credit, Union (220) parking lots. 375 spaces 'avaifablo to _Elks VAI i reciprocal parking
(beginning at 5 AM 6.eekdays and 2 PM8aturday),
m Parking Spaces Occupied. Elks parking demand from 7 AM— 5 PM. Combined Elk and Credit Union parking demand from 5PM -12 AM. Sao Tables 1 &2.
Parking Spaces Occupied. Elks parking demand from 7 AM- 2PK Combined Elks and Credit Union_ parking demand from 2; PKI —12AM. Sao Tables 1& 2.,
32A-41
TABLE 3-A
Parking Demand and Utilization Analysls
Elks Lyon St. Site
.Existing Parking Demand Projected to Now Site
Weekday
Reciprocal.
Parking in Effect
Time
7A
8
9
10,
11 12 1P 2 3 4
5 6
7
8'
9
'10
11
12
")Total
Parking
157
157
.157
157
157 157 157 '157 157 157
377 377
377
377.
377
377
377
"377
Spaces
!')Parking
Spaces
4
"6
10.,
44
.35, 11 12 14 12 14
155 146
123
92
79
"39
12
8
j
Occupied
"'Parkingi
Spaces
153
151.
144
113
122 146 145 143 145 143
222- 231
254
•285.
298
338•
.365
369
Available.
TABLE 3-B
Weekend(5aturday).
Reciprocal Perking toEftedt
InTotal
Parking 157 157- "157 157 157 157 157 377 377 377 377 377 377, 377 377 377 377 377
Spaces
IzlParking
Spaces 10 17 40 .70 79 .72' 69 79 32 39 69 108 128 150. .152 144 132 66
Occupied —
1'1Parking
Spaces 147 140 -117 87 78 85 88 298 345 338 308 .269 249 22_7 :225 233' .245 311
Available _ '
Notes Table3A - 36: '
Total Parking Spices, Parking spaces' available in Elk (15.5) and Credit, Union (220) parking lots. 375 spaces 'avaifablo to _Elks VAI i reciprocal parking
(beginning at 5 AM 6.eekdays and 2 PM8aturday),
m Parking Spaces Occupied. Elks parking demand from 7 AM— 5 PM. Combined Elk and Credit Union parking demand from 5PM -12 AM. Sao Tables 1 &2.
Parking Spaces Occupied. Elks parking demand from 7 AM- 2PK Combined Elks and Credit Union_ parking demand from 2; PKI —12AM. Sao Tables 1& 2.,
32A-41
TABLE 4-A
Parking Demand and Utilization Analysis
Combined Futuro Elks and Gradil Union Parking Demand
Weekday
Reciprocal Parking in Effect 4—
Time 7A 8 9 10 11 X12 -1P. 2 3 4 5 6 7 8 9 10 11 12
Parking Spaces
Available. Table 3-A 153 151 144 113 M. 146' 145 143 145 143 222 231 :254 285 296 .338 365 359
- - - - - - - - -
Less: Trarisferrod
Credit Union 034 68 68 68 68 68 68 68- 68 68 68 34 0 0 0 �0 0
Employee Parking — _
153 117 76 45 54 76 77 75. 77 75 154 163 220 285 296 336 '3615 369
Less: New Credit
Union Employee 3 7 14 14 14 .1414 14 14 14 14 '14 7 0 .0 0 0. 0 -
Parking Demand 3 7 0 0 0
150 110. 62 31 46 .64 63 61 63 61 1 140 149 213 285 296 336 365 .369
Less New Elk
Membership Parking "N 'N 2 2 3 5. 5 3 3 10 25 50 50 50 25 10- .5 :5
Demand
Total Parking Spaces
Available After Future 150 110 60 23 37 59 58 58 60 51 115 99 163 235 267 328 ,360 364
Adjustments
'Normal
32A-42
TABLE 4•B
ParkingDemand and Utilization Analysis
Combined. Future Elks and Credit Union Parking Demand
Weekend
'Reciprocal Parking in Effect .�
Time 7A 8 9 10 11 12 1P 2 3 A. 5- 6 7 8 9. 10 11 '12
ala
bl Spaces
Available.
147 140 117 87 78' 85 88 . 298 345 338 308 269 249 227 225 233 245 3,11
Avalable. Table 3•B
Less: Transferred
Credit Union 09' Le is 18 :18 18 18 8 0 0 0 0 0 0 0 0 0.
Employee-Parking - — — — -
147 131 99 '69 60 67 90 280 .336 338 308 269 249 227 225 233 -245 ;311
Less: New Credit
Union Employee 12 3
Parking Demand --
146 129 96 66 57 64 167-1 277 334 338 308 269 249 227' 225 233 245 311
Less.New Elk
Membership.Parking *N. 'N 2 2 6 86 4 4 '8 8 10 10 8 6 4 2: ,2
Demand
Total Parking Spaces
Available AherFuture 146 129 94 64 51 56 .61 273 330 330 300 259 239 219 219 229 243 309
Adjustments
-
'Normal
32A-43
VICINITY MAP
C CW1oc& Existing & Proposed Elks Lodge Sites
G RABILL Inc. EXHIBIT 1
CITY OF. SANTA ANA
32A-44
N
WE
S
-?t° ' .i4�
tom"
# Existing LOCRTION ;,
FIR
.. !*. r � ►r qy
# t IR �� ��` ,,.,i !
a
r
jj
e °LO-CATI-ON MAP
'rH,veTZOG &
3 (ItA91LL lnc Existing Elks Lodge. EXHIB[T2
CITY OF SANTA ANA
32A-45
N
WE
S
z u -o n`,YM T'8n"t5g Tjjjj {Fa'.
. Proposed Elks Lodge Site
�M 4 tt 7t
�s.i m
Orange C7ounty s Credit Union !r
771
P
77
F L9.Y ANv n,,..i .. # +}j: •{5 �k r °"\ s...s J' J P 0 8 O s
.n .,. �-S•..u:. T. ..:n ...1 ...+. �i1...-».;
'n
'e
LQCATION MAP
IiAR7ZOG &
G oc,lnc. Proposed EIks.Lodge Site
L - CITY OF SANTA ANA EXHIBIT 3
32A-46
dFr=-
tn'
J
� i 1 ��I G 1 f r KI } t� • •i Y 1 1
t S?-
F �-r�MiFlvY V'a�
F
LOWER LEVEL
Cp
r.c(--jRTZXL,HAElks Lodge
CITY OF SANTA ANA EXHI61T4
32A-47
I I I
E
Ed I I r.;
UPPER LEVEL
1 HARABIL ,i
Elks Lodge
g lG GRABILL,Inc. - CITY OF SANTA ANA EXHIBIT 5
L
32A-48
EXHIBIT 6a
t*rypical Monthly Schedule of Lodge Events and Activities
njEventorActiviry Time of Event l'lFreqVenue
uency of Event Seating Capacity Estimated
- per Month � (Existing Lodge) Attendance
Sunday
tslBar
Breakfast
Church,Service
Trade Show
Karaoke
Jam Session
hidian Guides
Bingo
Boy Scouts
HOA
Noon -7:00 PM
9:00 AM —Noon
10:00 AM — Ncon
10:00 AM— 3:00, PM
2:00 PM —;6:00 PM
5:00 PM — 9:00 PM
12:00 PM- 4:60 PM
5:00 PM — 11:00 PM
5:30 PM --7:30. PM
6:30 PM — &:00 PM
All
-41, itontlnuaos
All lContinuous
I"lAnnual
All !Continuous
-
3r° !Continuous
4" /Annual
Monday
,All lContinuous
AN/Annual
3"lContinuous
Tuesday
Lounge
100
15—.20
Lounge
100
45-50
Emerald Room
.80
20-25
Maln'Dining Room
350
175-200
Lounge
100
15--20
Lounge
100
56-60
Lounge
100
45-50
Main Dining Room
350
125-150
Lounge
100
20--25
Conference Room
,'30
i0:- 12
(5)Bar
11:00 AM — 11:00 PM
All
Lounge
100
25-30
1AEI
10:30 AM — 200 PM
1" lConflnuous
Main 'Dining Room
350
60— 75
CRTA
10:30 AM— 2:00 PM
4'nlContinuous
Main Dining Room
350
40-60
PER -Meeting
4:00 PM —.5:00 PM
1'' /Continuous
.Conference Room
30
6r101
?"anti
BOTMeeting
5:00 PM — 6;00 PM
!Continuu ouuss
.Conference Room
30
B-10
Bldg. Committee
4:00 PM -5:00 PM
All !Continuous
Conference Room
30
12-15
i
32A-49
Charity Committee
Lodge Meeting,
Initiation
ER Exit Night
Youth Awards
(older
CASR
Bunco.
House Committee
Taco Night w/
Karaoke_
Pasta/ Potato Night
w/Karaoke
l")Bar
BNl
Soroplimisl
Travel Club
CAPCA
Emblem Club
Nomads Club
5:30 PM — 7:00 PM
7:30 PM — 0:00 PM
Held in conjunction
with Lodge Meeting
8:00.PM —11:00 PM
Following Lodge
Meeting
Held in conjunction
with Lodge, Meeting
11:00 AM—11:OO.PM
R30 AM }c00PM
11:30AM" 2:00 PM
5:30 PM — 7:00 PM
5:30 PM —7:30 PM
5:30 PM:'— 7:30 PM
11:00 AM --11:00 PM
6:30 AM,— 8:30 AM
11:00 Aho — 2:30 PM
6:00 PM — 8:30 PM
11:00 AM — 2:00 PM
7:00 PM — 9:30 PM
6:00 PM 7:30 PM
EXHIBIT 6a (continued)
2' !Continuous Emerald Room
All/Continuous Lodge Chambers
3" /Continuous Lodge Chambers
5th/Annual Lodge:Chambers
15' lAnnual Lodge dhambers
Wednesday
AIIIContinuous
2""
4d' /Continuous
2nd & 41h1Continuous
15 'Continuous
3"/Continuous
Thursday
All !Continuous
Al/Continuous
2" /Conlinuods
1"10ontinuous
3" (Continuous
3rd /Continuous
4th !Continuous
32A-50
80
5-7
150
30-35
150
4-6
150 40-60
150 20-25
Lounge
100
20-25
Emerald Room
'80..
16—.20
Lounge
-100
10-12
Conference Room
30
10-15
Lounge
100
40-60
Lounge
100
40-60
Lounge
100
30-40
Emerald Room
80
15-20
Lounge
100
55-60
Emerald Room
80
40-50
Main Dining Room
350
60-65
Lodge Chambers
150
40-45
Emerald Room
80
15-20
EXHIBIT 6a (continued)
Friday
SSIBar
11:30 AM -12:00 PM
All !Continuous
Lounge
100
30-40
Happy Hour.
5:00 AM- 8;00 PM
icon/ nu&aul11
s
Lounge-
100
10-15
HappyHour. !
Karaoka.
5:00 PM -:11:00 PM
2n' /Continuous
Lounge
100
25--30
,Qrientalion
6:00 PM -?:30 PM
P /Continuous
Emerald Room
80
10-15
St. Patrick's Day
'Party
6:00 PM -12:00 AM
3' /Annual
Main Dining Room
350
.80 - 100
ER Farewell Dinner
7:00 PM- 12:00 PM
3rd /Annual
Lounge
100
50-75.
Saturday
(')Bar
6:00 RM - 12:00 AM
All /Continuous
Lounge
too
30-40
Family Harmony
9:00 Abf - Noon
I' & PlContinuous
Emerald Room
.,80
10- 15
r"lQuincianera Party
5:00 PM � 12:00 PM
id
Main Dining Room
350
300
MAnniversaryParty
5:00,13M-11:00PM
3"'
Main- Dining Room
350
225
NOTES
For the bases of this analysis Marcli Is considered as a "Typical' month.
hi Elk events and activities are shown in bold face. Private Party events and activities are shown in italics.
(al Frequency of Events and Activities using Sunday as an example:
All _ Event or Activity is held, for example, on each Sunday of the month
3b'- Event or Activity is held Ion the 3`s Sunday of each month
Annual - An Elk or private party event or activity that is held annually during this.monlh, -
Continuous -An Elk or private party activity, group or organization that moots at the same day and time throughout the year.
ial These are major type private party events with attendance ranging from 150 - 350 guests. 30-35 of these activities are scheduled
in the Main Dining Room per year. Major private party and major Elk events are not scheduled on the same dayslames.
ISI Bar attendance is in addition topatronage from daily scheduled events and activities.
32A-51
EXHIBIT 6b
SCHEDULE OF LODGE EVENTS AND ACTIVITIES
Definition of Terms
Lodge chambers —The formal meeting room of the'Elk Lodge
Lounge — The Lodge's informal bar and dining area used principally for socializing, small. events
and activlties'and entertainment such as'karaoke, televised athletic events dancing and games.
Several groups use the Lodge for club and committee meetings.
Main Dining Room (Crystal Ball Room) A large, formally decorated room with a.dance floor;
elevated stage, access to the adjacent patio, change and, restrooms and bar and kitchen
service. Used by Elks for all formal events and activities. The room is frequently rented to
private parties for weddings, anniversaries, memorials, birthday parties and quincianera type
events.
Emerald Room — An interior room used by the Elks and rented to private parties for smaller
events, training sessions; meetings and religious services. Private bar and kitchen service Is
available,
Conference Room — A small interior room used by the Elks for the various committee; officer
and staff meetings. The room has no special amenities.
Breakfast—A buffet prepared and served.by Lodge Officers once per month in'the Lounge.
Jain Session — A group of retired' musicians who perform once per month in the Main Dining
Room.
Karaoke — A popular activity with Disk Jockeys (DJ's) hired by,the Lodge for various functions.
PER— Past Exalted Ruler ("Past President") of the Lodge.
BOT— Board of Trustees. Five member board responsible for the Lodge's finances and building
maintaince.
Building Committee— Five member committee responsible for planning, design, processing and
construction of new Lodge.
Charity Committee— Five member committee responsible for selecting and distributing funds raised by
the. Lodge to qualified individuals; charitable organizations and programs.
IAEI —Technical meeting of.elecirical inspectors.
CRTA—A retired teachers association..
HOA—A Home Owners Association Board of Directors.
32A-52
EXHIBIT 6b {continued}
CASR—A retired State employee group.
BM —.An investment group.
CAPCA-CBR — California Department of A&iculture.&oup specializing in pest control.
Soroptimist — A women's advancement club.
Family Harmony— family therapist group.
House Committee —The nine member committee responsible for the operation, personnel and
staffing, menus, food and beverage acquisltion and preparation and event coordination of the
Lodge,
ER— Exalted Ruler. Chief presiding officer of the Lodge.
lnitiation —A formal ceremony held in the Lodge Chambers in conjunction with Lodge meeting
inducting new members into the organization.
Youth Awards Night— Boys and girls from within the Santa Aria and Tustin School Districts are
given 'awards based on academic and athletic achievement. Ceremony held in the Lodge
Chambers in conjunction with open meeting. This is an annual event.
ER Exit Night — An informal dinner and roast of the outgoing Exalted Ruler at the conclusion of
his last Lodge meeting as presiding officer. This is an annual event.
Taco and,Pasta Nights — Buffets prepared by the Lodge Chef al d served on the 1s ` and 3`a
Wednesdays of the month, Usually with.Karaoke.
Travel Club— Discuss, plan and facilitate local and extended trips and tours.
Emblem Club — Elks ladies auxiliary.
Nomads Club— Recreational vehicle travel club.
Orientation — Lodge officers, committee and club chairman give all perspective members an
overview of the Order's history and accomplishments; and, of the organizational structure,
committees, programs and projects of the Santa Ana Lodge.
St. Patrick's Day Party—An annual event featuring corn beef and cabbage, entertainment and
dancing. One of the major events of the year.
ER Farewell Party—An informal event held in the Lounge honoring the outgoing Exalted Ruler.
32A-53
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