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HomeMy WebLinkAbout12-11-17 PC PACKETCity of Santa Ana Planning Commission Meeting Agenda DECEMBER 11, 2017 CITY COUNCIL CHAMBER 22 Civic Center Plaza Santa Ana, California 5:30 P.M. MARK McLOUGHLIN Chair, Citywide Representative CYNTHIA CONTRERAS-LEO Vice Chair, Ward 5 Representative ERIC ALDERETE Ward 1 Representative LYNNETTE VERINO Ward 2 Representative KENNETH NGUYEN Ward 3 Representative PHIL BACERRA Ward 4 Representative BEATRIZ MENDOZA Ward 6 Representative The Planning Commission Agenda can be found online at http://www.ci.santa- ana.ca.us/pba/documents/agenda_pc.pdf\ Si tiene preguntas en español, favor de llamar a Narcee Perez al (714) 667-2260. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. If you wish to submit a comment on any item on the Agenda, please submit to eComments@santa-ana.org by 3 p.m. the day of the meeting; emails received after said time will be on file for public viewing the day after the meeting. If you need special assistance to participate in this Planning Commission meeting, please contact Michael Ortiz, City ADA Program Coordinator, at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for accessibility to this meeting. [Americans with Disabilities Act, Title II, 28 CFR 35.102] Lisa E. Storck Legal Counsel Vince Fregoso, AICP Acting Planning Manager Sarah Bernal Recording Secretary Candida Neal, AICP Acting Executive Director REVISED 12/11/2017 PLANNING COMMISSION AGENDA 1 December 11, 2017 Basic Planning Commission Meeting Information Five-Year Strategic Plan (2014-2019) Detailed information at: http://www.santa-ana.org/strategic-planning/ Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The vision, mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow. Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community •Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for our youth, and a high quality of life for residents.” Guiding Principles •Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency Strategic Plan Goals/Objectives/Strategies: Goal 1 - Community Safety Goal 2 - Youth, Education, Recreation Goal 3 - Economic Development Goal 4 - City Financial Stability Goal 5 - Community Health, Livability, Engagement & Sustainability Goal 6 - Community Facilities & Infrastructure Goal 7 - Team Santa Ana ********* Code of Ethics and Conduct - The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissions, and committees to assure public confidence. A copy of the City’s Code can be found on the Clerk of the Council’s webpage. The following are the core values expressed: Integrity · Honesty · Responsibility · Fairness · Accountability · Respect · Efficiency Agenda Information - The agenda descriptions provide the public with a general summary of the items of business to be considered by the Planning Commission. The Planning Commission is not limited in any way by the “Recommended Action” and may take any action which the Commission deems to be appropriate on an agenda item. Except as otherwise provided by law, no action shall be taken on any item not listed on the agenda. Public Comments/Public Input - Pursuant to Government Code Sec. 54954.3, the public may address the Planning Commission on any and all matters within the Commission’s jurisdiction. At the discretion of the Chair, at the first Public Comment portion of the meeting, all comments may be considered jointly. The public will be given the opportunity to speak on any and all matters contained on any of the Consent Calendar and Business Calendar items and/or on issues of public interest within the jurisdiction of the Commission. Members of the public shall be given three (3) minutes for each duly noticed hearing (unless the matter is continued prior to taking public testimony). All requests to speak shall be submitted in writing to the Commission Secretary at the beginning of the meeting and before Public Comments begin. Speaker forms will be available at the meeting. REQUESTS TO SPEAK SHALL NOT BE ACCEPTED AFTER THE PUBLIC COMMENT SESSION BEGINS WITHOUT PERMISSION OF THE CHAIR. When speaking, all persons addressing the Planning Commission shall follow the rules of decorum as detailed on the back of the speaker form. The presiding officer shall have the power and responsibility to enforce decorum and order of the meeting as set forth in Section 2-104(c) of the Santa Ana Municipal Code. Consent Calendar - All matters listed under the Consent Calendar are considered to be routine by the Planning Commission and will be enacted by one motion without discussion unless a member of the Commission “pulls” an item(s) from the consent calendar for a separate vote. Senate Bill 343 - As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal business hours. Agenda & Minutes - Staff reports and documents relating to each agenda item are on file in the office of the Planning & Building Agency and are available for public inspection during regular business hours, 8:00 a.m. – 5:00 p.m., Monday through Thursday and alternate Fridays. The Planning & Building Agency is located in City Hall Ross Annex, 20 Civic Center Plaza, 2nd Floor, Santa Ana, California, (714)667-2700. Council meeting agendas, staff reports, and minutes are available the Friday before a Planning Commission meeting at the following website address: www.santa-ana.org PLANNING COMMISSION AGENDA 2 December 11, 2017 CITY OF SANTA ANA PLANNING COMMISSION MEETING AGENDA DECEMBER 11, 2017 5:30 P.M. CALL TO ORDER CHAIR MCLOUGHLIN COMMISSION MEMBERS ALDERETE, BACERRA, CONTRERAS-LEO, MENDOZA, NGUYEN, VERINO ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (on non-agenda items) RECOMMENDED ACTION: Approve staff recommendation on the following Consent Calendar Item: A - B. A. MINUTES FROM THE REGULAR MEETING OF NOVEMBER 27, 2017 {STRATEGIC PLAN NO. 5, 1} RECOMMENDED ACTION: Approve Minutes. B. EXCUSED ABSENCES RECOMMENDED ACTION: Excuse absent commission members. * * * END OF CONSENT CALENDAR * * CONSENT CALENDAR ITEMS PLANNING COMMISSION AGENDA 3 December 11, 2017 PUBLIC HEARINGS 1. MODIFY CONDITIONAL USE PERMIT NO. 2011-09 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON PREMISE CONSUMPTION AT MARISCOS ZAMORA LOCATED AT 3701 WEST MCFADDEN AVENUE, UNITS G, H, I & J - JOSEFAT ZAMORA, APPLICANT {STRATEGIC PLAN NOS. 3, 2} – Escarlet Mar, Case Planner Matter continued from the July 10, 2017 and November 13, 2017 Planning Commission meeting. Legal notice published in the Orange County Reporter on June 30, 2017 and notices mailed on June 29, 2017. RECOMMENDED ACTION: Adopt a resolution approving Conditional Use Permit No. 2017-25 as conditioned. 2. MODIFY CONDITIONAL USE PERMIT NOS. 2013-02, 2013-03 AND 2013-07 TO ALLOW AFTER-HOURS OPERATION, SALE OF ALCOHOLIC BEVERAGES FOR ON-PREMISE CONSUMPTION, AND EXPANSION OF THE BANQUET FACILITY INTO THE ADJACENT SUITE FOR C4 DELI LOCATED AT 200 AND 202 NORTH BROADWAY – JEFFREY JENSEN, APPLICANT {STRATEGIC PLAN NO. 3, 2} – Escarlet Mar, Case Planner Legal notice published in the Orange County Reporter on December 1, 2017 and notices mailed on November 30, 2017. RECOMMENDED ACTIONS: 1. Adopt a resolution approving modification to Condition Use Permit No. 2013-02 as conditioned. 2. Adopt a resolution approving Conditional Use Permit No. 2013-03. 3. Adopt a resolution approving Conditional Use Permit No. 2013-07 as conditioned. 3. CONDITIONAL USE PERMIT NO. 2017-25 TO ALLOW THE RENEWAL OF AN EXISTING MAJOR WIRELESS COMMUNICATION FACILITY LOCATED AT 1517 BUSINESS CALENDAR ITEMS PLANNING COMMISSION AGENDA 4 December 11, 2017 NORTH FAIRVIEW STREET – DANIEL SHAUGHNESSY, APPLICANT {STRATEGIC PLAN NOS. 3, 2; 5, 3} – Escarlet Mar, Case Planner Legal notice published in the Orange County Reporter on December 1, 2017 and notices mailed on November 30, 2017. RECOMMENDED ACTION: Adopt a resolution approving Conditional Use Permit No. 2017-25. 4. TENTATIVE TRACT MAP NO. 2017-02 AND VARIANCE NO. 2017-08 TO ALLOW A SUBDIVISION FOR SINGLE-FAMILY STRUCTURES (610 NEWHOPE CONDOS) WITH DEVIATIONS TO FRONTAGE, SETBACKS, AND BUILDING SEPARATION LOCATED AT 610 SOUTH NEWHOPE STREET – STEVEN JONES, APPLICANT {STRATEGIC PLAN NOS. 3, 2} – Ivan Orozco, Case Planner Legal notice published in the Orange County Reporter on December 1, 2017 and notices mailed on November 30, 2017. RECOMMENDED ACTIONS: 1. Adopt a resolution approving Tentative Tract Map 2017-02 as conditioned. 2. Adopt resolution approving Variance No. 2017-08 as conditioned. 5. MITIGATED NEGATIVE DECLARATION/ENVIRONMENTAL REVIEW NO. 2017- 96, AMENDMENT APPLICATION NO. 2017-02, CONDITIONAL USE PERMIT NO. 2017-29, AND VARIANCE NO. 2017-07 TO ALLOW A NEW HOTEL (HAMPTON INN) WITH DEVIATIONS FROM OFF-STREET PARKING, SETBACK, WALL HEIGHT, AND SIGNS LOCATED AT 2129 NORTH MAIN STREET – NET DEVELOPMENT COMPANY, APPLICANT {STRATEGIC PLAN 5, 3} – Selena Kelaher, Case Planner Legal notice published in the Orange County Register on December 1, 2017 and notices mailed on November 30, 2017. RECOMMENDED ACTIONS: Recommend that the City Council: 1. Adopt an ordinance approving Mitigated Negative Declaration, Environmental Review No. 2017-96. 2. Adopt an ordinance approving Amendment Application No. 2017-02. PLANNING COMMISSION AGENDA 5 December 11, 2017 3. Adopt a resolution approving Conditional Use Permit No. 2017-29 as conditioned. 4. Adopt a resolution approving Variance No. 2017-07 (a) as conditioned to allow a reduction in off-street parking; 5. Adopt a resolution approving Variance No. 2017-07 (b) as conditioned to allow a reduction in front yard setbacks; 6. Adopt a resolution approving Variance No. 2017-07 (c) as conditioned to allow an increase in wall heights along Main Street; and 7. Adopt a resolution approving Variance No. 2017-07 (d) as conditioned to allow an increase in the number of major building identification signs. 6. SITE PLAN REVIEW NO. 2016-03 AND VARIANCE NOS. 2017-05 AND 2017-06 TO ALLOW A MIXED-USE DEVELOPMENT (THE MADISON) WITH DEVIATIONS TO PARKING AND SETBACKS LOCATED AT 200 NORTH CABRILLO PARK DRIVE – CABRILLO COMMUNITY PARTNERS, LLC, APPLICANT {STRATEGIC PLAN 3, 2} – Jill Arabe, Case Planner Legal notice published in the Orange County Reporter on December 1, 2017 and notices mailed on November 30, 2017. RECOMMENDED ACTIONS: 1. Adopt a resolution approving Site Plan Review No. 2016-03 as conditioned. 2. Adopt a resolution approving Variance No. 2017-05 as conditioned. 3. Adopt a resolution approving Variance No. 2017-06 as conditioned. * * * END OF BUSINESS CALENDAR * * * 7. STAFF COMMENTS 8. PLANNING COMMISSION MEMBER COMMENTS COMMENTS PLANNING COMMISSION AGENDA 6 December 11, 2017 ADJOURNMENT - The next meeting of the Planning Commission is scheduled for Monday, January 08, 2018 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. FUTURE AGENDA ITEMS • Zoning Ordinance Amendment No. 2015-01, General Plan Amendment No. 2015-01 and Amendment Application No. 2015-01 To redesignate the allowable land use of parcels along the Bristol Street Corridor - City Of Santa Ana, Applicant • Site Plan Review No. 2017-09 and Density Bonus Agreement Application No. 2017-02 to allow the construction of a mixed-use development at 2114 East First Street – Amg & Associates, Applicant • Tract Map No. 2017-03 and Variance No. 2017-09 to allow a subdivision for single-family structures with deviations to parking and building ratio located at 1008 East Fourth Street – Brian Hendricks, Applicant This page left blank intentionally. PLANNING COMMISSION MINUTES A-1 DECEMBER 11, 2017 ACTION MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA, CALIFORNIA NOVEMBER 27, 2017 CALLED TO ORDER COUNCIL CHAMBER 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA 5:39 P.M. ATTENDANCE COMMISSIONERS Present: MARK MCLOUGHLIN, Chair CYNTHIA CONTRERAS-LEO, Vice-Chair (left at 7:01 p.m.) BEATRIZ MENDOZA KENNETH NGUYEN LYNNETTE VERINO COMMISSIONERS Absent: ERIC ALDERETE PHIL BACERRA STAFF Present: VINCE FREGOSO, Acting Planning Manager LISA STORCK, Assistant City Attorney ALI PEZESHKPOUR, Senior Planner JILL ARABE, Senior Planner JERRY GUEVARA, Assistant Planner IVAN OROZCO, Assistant Planner SARAH BERNAL, Recording Secretary PLEDGE OF ALLEGIANCE Acting Planning Manager Fregoso PUBLIC COMMENTS (on non-agenda items)  Dale Helving spoke in opposition to the project located at 2525 North Main Street. CONSENT CALENDAR MOTION: Approve staff recommendation on Consent Calendar Items A-B. MOTION: Verino SECOND: Nguyen VOTE: AYES: Contreras-Leo, McLoughlin, Mendoza, Nguyen, Verino (5) NOES: None (0) ABSTAIN: None (0) PLANNING COMMISSION MINUTES A-2 DECEMBER 11, 2017 ABSENT: Alderete, Bacerra (2) A. MINUTES FROM THE REGULAR MEETING OF NOVEMBER 27, 2017 MOTION: Approve Minutes. B. EXCUSED ABSENCES MOTION: Excuse the absence of Commissioner Alderete and Bacerra. * * * END OF CONSENT CALENDAR * * * BUSINESS CALENDAR ITEMS PUBLIC HEARINGS 1. MITIGATED NEGATIVE DECLARATION/ENVIRONMENTAL REVIEW 2016-165, GENERAL PLAN AMENDMENT NO. 2017-02 AND AMENDMENT APPLICATION NO. 2017-03 (Applicant: Brian Hendricks – 2223 West Fifth Street) Legal notice published in the Orange County Reporter on November 17, 2017 and notices mailed on November 16, 2017. Senior Planner Pezeshkpour provided a presentation which included a site description, site plan and photo, floor plans, renderings of project, and project analysis. Discussion ensued on the existing road infrastructure, affordability of housing, parking requirements, existing tenants, Sunshine Ordinance requirements, and existing transit. The applicant spoke in support of the matter and addressed concerns raised by the Commission. Chairman McLoughlin opened the public hearing and the following spoke on the matter:  Alan Woo spoke in support; pleased with efforts of the Developer.  Lucy Solorzan spoke in opposition; concerned with traffic and overcrowding.  Pascaul (last name not provided) spoke in opposition; concerned with traffic and overcrowding.  Gilbert Esquivel spoke in opposition; concerned with traffic, overcrowding and crime.  Simon Rojas spoke in opposition: concerned with overcrowding.  Conrad Gallegos spoke in opposition; concerned with traffic, parking, and crime.  Lisa Fernandez spoke in opposition; concerned with security, traffic, speeding, parking, noise, and pollution.  Zach Trevino spoke in support; project addresses need for affordable housing. PLANNING COMMISSION MINUTES A-3 DECEMBER 11, 2017 There were no other speakers and the hearing was closed. Discussion ensued regarding affordable housing requirements, speed limit, and plans to improve existing traffic conditions and road infrastructure. Commissioner Verino and Nguyen noted concern with limited parking, existing road infrastructure and affordability of the housing as reasons for not supporting the matter. MOTION: Recommend that the City Council: 1. Adopt a resolution approving Mitigated Negative Declaration/Environmental Review No. 2016-165 and General Plan Amendment No. 2017-02. 2. Adopt an ordinance approving Amendment Application No. 2017-03. MOTION: Mendoza SECOND: Contreras-Leo VOTE: AYES: Contreras-Leo, Mendoza, McLoughlin (3) NOES: Nguyen, Verino (2) ABSTAIN: None (0) ABSENT: Alderete, Bacerra (2)) 2. CONDITIONAL USE PERMIT NO. 2017-22 (Applicant: Sothon Thawornjaroen – 3701 South Harbor Boulevard) Legal notice published in the Orange County Reporter on November 17, 2017 and notices mailed on November 16, 2017. Assistant Planner Guevara provided a presentation which included a site description, site plan and photo, floor plans, renderings of project and project analysis. Chairman McLoughlin opened the public hearing. There were no speakers and the public hearing was closed. MOTION: Adopt Resolution No. 2017-39 approving Conditional Use Permit No. 2017-22 MOTION: Verino SECOND: Contreras Leo VOTE: AYES: Contreras-Leo, McLoughlin, Mendoza, Nguyen, Verino (5) NOES: None (0) ABSTAINED: None (0) ABSENT: Alderete, Bacerra (2) 3. MODIFY CONDITIONAL USE PERMIT NO. 2014-19 PLANNING COMMISSION MINUTES A-4 DECEMBER 11, 2017 (Applicant: Brian Anderson – 1824 and 1826 East Carnegie Avenue) Legal notice published in the Orange County Reporter on November 17, 2017 and notices mailed on November 16, 2017. Assistant Planner Orozco provided a presentation which included a site description, site plan and photo, floor plans, renderings of project and project analysis. The applicant spoke in support of the project. Chairman McLoughlin opened the public hearing. There were no speakers and the public hearing was closed. MOTION: Adopt Resolution No. 2017-40 approving modification to Conditional Use Permit No. 2014-19 as conditioned. MOTION: Verino SECOND: Contreras Leo VOTE: AYES: Contreras-Leo, McLoughlin, Mendoza, Nguyen, Verino (5) NOES: None (0) ABSTAINED: None (0) ABSENT: Alderete, Bacerra (2) WORK STUDY CALENDAR ITEMS 4. THE MADISON MIXED-USE DEVELOPMENT LOCATED AT 200 NORTH CABRILLO PARK DRIVE Senior Planner Arabe provided a presentation which included an overview of the project, the proposed site layout and noted issues and concerns relating to parking, side yard setback, circulation and traffic. Representatives of Cabrillo Community Partners provided a presentation which included information on project materials, amenities and design concept; findings from a traffic analysis were also reviewed. Commission inquired about areas that were analyzed and expressed concern with traffic congestion. COMMENTS 5. STAFF COMMENTS Acting Planning Manager Fregoso:  Reminded Commission that there will be a reception prior to the meeting on December 11. 6. PLANNING COMMISSION MEMBER COMMENTS PLANNING COMMISSION MINUTES A-5 DECEMBER 11, 2017 Commissioner Mendoza:  Encouraged everyone to read their agenda packets prior to attending the meetings. Chair McLoughlin  Requested a Work Study Session on keys issues related to Affordable Housing.  Inquired when the parking study for the Metro East area will be completed. ADJOURNED 7:48 P.M. - The next meeting of the Planning Commission is scheduled for Monday, January 87, 2017 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Sarah Bernal Recording Secretary This page left blank intentionally. 1-1 1-2 1-3 1-4 1-5 This page left blank intentionally. 1-6 EXHIBIT 1 1-7 1-8 1-9 1-10 1-11 1-12 1-13 1-14 4 1-15 1-16 2-1 2-2 2-3 2-4 2-5 This page left blank intentionally. EXHIBIT 1 2-6 2-7 2-8 2-9 EXHIBIT 2 2-10 2-11 2-12 2-13 2-14 2-15 2-16 2-17 2-18 EXHIBIT 4 2-19 EXHIBIT 5 2-20 This page left blank intentionally. 3-1 3-2 3-3 3-4 EXHIBIT 1 3-5 3-6 3-7 3-8 3-9 This page left blank intentionally. 11/21/2017 . http://apps.spatialstream.com/production/dashboard/8/8/2/CurrentBuild//html/Reporting.html#1/1 CUP No. 2017-251517 North Fairview Street Exhibit 2-General Vicinity and Existing Land Use Map © 2017 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 250 feet 3-10 CUP NO. 2017-25 MAJOR WIRELESS COMMUNICATION FACILITY 1517 NORTH FAIRVIEW STREET SITE PHOTO EXHIBIT 3 6/ 2 0 /2 0 1 7 3-11 EXHIBIT 43-12 3-13 ©2017 Google Maps 1517-3/4 N Fairview Street SantA aNA ca 92706 845406 Santa Ana Accuracy of photo simulation based upon information provided by project applicant. Location Existing Looking southeast from Fairview StreetProposed View 1 existing monopine with new and replacement branches proposed rrus EXHIBIT 53-14 ©2017 Google Maps 1517-3/4 N Fairview Street SantA aNA ca 92706 845406 Santa Ana Accuracy of photo simulation based upon information provided by project applicant. Location Existing Looking southwest from 17th StreetProposed View 2 existing monopine with new and replacement branches proposed rrus 3-15 ©2017 Google Maps 1517-3/4 N Fairview Street SantA aNA ca 92706 845406 Santa Ana Accuracy of photo simulation based upon information provided by project applicant. Location Existing Looking northeast from Fairview StreetProposed View 3 existing monopine with new and replacement branches proposed rrus 3-16 This page left blank intentionally. 4-1 4-2 4-3 4-4 4-5 4-6 4-7 4-8 4-9 4-10 4-11 4-12 4-13 4-14 4-15 This page left blank intentionally. 4-16 4-17 4-18 4-19 4-20 4-21 4-22 4-23 4-24 5-1 5-2 5-3 5-4 5-5 5-6 5-7 5-8 5-9 14. Comments received as of 12/7/2017 This page left blank intentionally. Ordinance No. NS-XXXX Page 1 of 4 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING MITIGATED NEGATIVE DECLARATION ENVIRONMENTAL REVIEW NO. 2017-96, AND APPROVING AMENDMENT APPLICATION NO. 2017- 02 REZONING THE PROPERTY LOCATED AT 2115, 2123 AND 2129 NORTH MAIN STREET FROM PROFESSIONAL (P) TO COMMUNITY COMMERCIAL-MUSEUM DISTRICT (C1-MD) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Net Development Company, hereinafter referred as “Applicant,” has filed Amendment Application No. 2017-02 with the City of Santa Ana to change the zoning designation of approximately 0.5-acre properties located at 2115, 2123 and 2129 North Main Street from Professional (P) to Community Commercial-Museum District (C1-MD). B. The zoning designation of Community Commercial-Museum District (C1- MD) is consistent with the General Plan land use designation of District Center (DC). District Centers are designed to serve as anchors to the City’s commercial corridors and to accommodate major development activity. C. The new zoning designation (C1-MD) for the entire development site at 2115, 2123, and 2129 North Main Street is consistent with the proposed development project and the properties currently zoned C1-MD in the immediate vicinity of the project site. D. On December 11, 2017, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2017-02 which is consistent with the General Plan. D. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the purpose of the General Plan. E. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on February 6, 2018. EXHIBIT 1 5-10 Ordinance No. NS-XXXX Page 2 of 4 F. The City Council also adopts as findings all facts presented in the Request for Council Action dated February 6, 2018 accompanying this matter. G. For these reasons, Amendment Application No. 2017-02 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The Planning Commission of the City of Santa Ana recommends that the City Council adopt Mitigated Negative Declaration, Environmental Review No. 2017- 96 and adopt an ordinance rezoning the real property located at 2115, 2123 and 2129 North Main Street from Professional (P) to Community Commercial-Museum District (C1- MD). This recommendation is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated February 6, 2018, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 3. The City Council has reviewed and considered the information contained in the initial study and the mitigated negative declaration (MND)/Environmental Review No. 2017-96, prepared with respect to this project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, a MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the City Council finds that with the implementation of the Mitigation Monitoring and Reporting Program there is no evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. The City Council hereby certifies and approves the MND and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. Pursuant to Title XIV, California Code of Regulations (CCR) § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed Project will have the potential for any significant adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed Project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5, the payment of Fish and Game Department filing fees in conjunction with this project is at the discretion of the State of California Department of Fish and Wildlife. Section 4. The real property located at 2115, 2123, and 2129 North Main Street in Santa Ana is hereby reclassified from Professional (P) to Community Commercial-Museum District (C1-MD). Amended Sectional District Map number 6-5-9, showing the above described changes in use district designation, is hereby approved and 5-11 Ordinance No. NS-XXXX Page 3 of 4 attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein. Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional. Section 6. 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. ADOPTED this ____ day of ________, 2018. _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Lisa Storck Assistant City Attorney AYES: Councilmembers ___________________________________ NOES: Councilmembers ___________________________________ ABSTAIN: Councilmembers ___________________________________ NOT PRESENT: Councilmembers ___________________________________ 5-12 Ordinance No. NS-XXXX Page 4 of 4 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-_____ to be the original ordinance adopted by the City Council of the City of Santa Ana on __________, 2018 and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: ________________ ____________________________________ Clerk of the Council City of Santa Ana 5-13 Resolution No. 2017-xx Page 1 of 6 RESOLUTION NO. 2017-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2017-29 AS CONDITIONED TO ALLOW FOR A HAMPTON INN HOTEL LOCATED AT 2129 NORTH MAIN STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Net Development Company, hereinafter referred as “Applicant,” is requesting approval of Conditional Use Permit No. 2017-29 as conditioned to allow a Hampton Inn by Hilton hotel located at 2129 North Main Street. B. Santa Ana Municipal Code Section 41-375.2 requires approval of a conditional use permit for a hotel within the Community Commercial- Museum District (C1-MD) zoning district. C. On December 11, 2017, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2017-29. D. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (SAMC) Section 41-638, have been established to allow the hotel use: 1.That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed Hampton Inn hotel will provide a service to the community by providing an upper-midscale lodging option in the northern section of the City. The hotel will support the Museum District and the commercial uses in the area by providing lodging opportunities to those visiting and working in the area. In addition, the hotel will provide employment opportunities to residents that live in the City. The site plan was designed to minimize impacts to the surrounding neighborhood by placing the commercial buildings along Main Street away from the professional and residential uses, allowing for paid parking and eliminating the driveway on Bush Street (emergency vehicles only) to reduce the amount of traffic that currently uses Bush Street and the parking lot to cut-through to Main Street. EXHIBIT 2 5-14 Resolution No. 2017-xx Page 2 of 6 2.That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed Hampton Inn hotel will not be detrimental to persons residing or working in the area. Conditions of approval and a Mitigation Monitoring and Reporting Program have been incorporated to minimize potential adverse impacts from the hotel project. The project will comply with the California Building Code, and Orange County Public Health Agency regulations. In addition, mitigation measures include submittal of a soils management plan, asbestos survey and abatement, lead survey and abatement, compliance with noise regulations, and street improvements. 3.That the proposed use will not adversely affect the present economic stability or future economic development of property in the surrounding area. The proposed use will not adversely affect the present economic stability or future economic development of property in the surrounding area. The parking lot is under-utilized, with development of the site bringing visitors to the City that may shop and dine at local businesses and therefore, contribute to economic development of the area. The hotel will be subject to the City’s hotel visitors’ tax ordinance contributing to City revenues and will reduce the operating expenses the City used to maintain the public parking lot. The project will provide lodging opportunities for visitors to City attractions such as the Bowers Museum, Kidseum, the Discovery Cube Orange County, to those visiting nearby hospitals in Orange including the Children’s Hospital Orange County (CHOC) and St. Joseph Health and for residents and businesses in the City, thereby reinforcing the image of Santa Ana within Orange County. 4.That the proposed use will comply with the regulations and conditions specified in this chapter for such use. The proposed project will comply with the regulation and conditions of the Chapter 41 of the Santa Ana Municipal Code with the exception of the proposed variances. The project is also in compliance with the City’s Hotel and Motel Standards with the exception of building landscaping, widths of pedestrian walkways and the size of the conference room. 5.That the proposed use will not adversely affect the general plan of the city or any specific plan applicable to the area of the proposed use. 5-15 Resolution No. 2017-xx Page 3 of 6 The Hampton Inn by Hilton hotel will support several goals and policies of the General Plan, including Goals 2 and 3 of the Economic Development Element to maintain and enhance the diversity of the City’s economic base and increase Santa Ana’s share of the regional economy. The hotel will increase Santa Ana’s contribution to the hospitality and tourism sector of the regional economy and will be subject to the City’s Hotel Visitors’ Tax, generating revenue for the City. The project also supports, Goals 1, 2 and 4 of the Land Use Element to encourage uses that promote a balance of land uses that address basic community needs, promote land uses which enhance the City’s economic and fiscal viability and to protect and enhance development sites and districts which are unique community assets that enhance the quality of life. The site is located off an arterial street and is easily accessible from the I-5 Freeway making it a prominent building within Santa Ana. The development will rehabilitate a property that is underutilized and will increase capital investment. Two historic structures, the MacFarlane and Melton Houses, will be retained and reused as a restaurant. In addition, the hotel is in character with the Museum District, an office and cultural center that promotes visitors from outside of Santa Ana. Conditions of approval will also ensure that the project remains compatible with surrounding land uses. E. Mitigated Negative Declaration (Environmental Review No. 2017-96) and a Mitigation Monitoring and Reporting Program was prepared with respect to this project. The Planning Commission has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2017-96 meets all the requirements of CEQA. 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 except to the extent caused by the sole negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2017-29 as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 2129 North Main 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 December 11, 2017, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. 5-16 Resolution No. 2017-xx Page 4 of 6 ADOPTED this 11th day of December, 2017. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2017-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on December 11, 2017. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 5-17 Resolution No. 2017-xx Page 5 of 6 EXHIBIT A Conditions for Approval for Conditional Use Permit No. 2017-29 Conditional Use Permit No. 2017-29 for a hotel located at 2129 North Main Street is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this site plan review and conditional use permit. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2017- 07) and the staff report exhibits. 2. Conditional Use Permit No. 2017-29 shall not be effective until the Historic Resources Commission reviews the exterior modifications to the historic structures and relocation of the historic structure at a public hearing and issues a certificate of appropriateness. If said approvals are held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise denied then this Conditional Use Permit shall be null and void and have no further force and effect. 3. The Applicant shall comply with the Mitigation Measures within the Mitigation Monitoring and Reporting Program prepared for the project. 4. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 5. Prior to the issuance of a building permit a lot merger shall be recorded. 6. Prior to the issuance of a building permit a Public Art Plan must be submitted to the Planning Division for review and approval. 7. Prior to the issuance of a building permit, a landscape plan including irrigation is to be submitted for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 8. Prior to the issuance of a certificate of occupancy the Applicant shall provide a Parking Management Plan. Included in this plan shall be a commitment on behalf of the hotel operator to provide parking at a paid rate to hotel, restaurant and public patrons. 5-18 Resolution No. 2017-xx Page 6 of 6 II. The following are requirements that will need to be addressed and/or approved by the Police Department prior to issuance of a building permit: 1. Submitted plans must indicate that all structures and parking lots comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). All applicable sections must be printed verbatim on your submitted set of plans. III. The following are requirements that will need to be addressed and/or approved by the Public Works Agency prior to issuance of a building permit: 1. Record an easement for a public vehicular turn-around area at the end of the public alley. The turn-around area will be maintained by the Developer. 2. Provide a letter of acknowledgement and approval from adjacent property owner for the removal of the northerly driveway at 2101 North Main Street. 3. Depict and note on utility plan the relocation of the water meter and vault that is being proposed within the new 20-feet wide public utility easement. Place it within a new pop-out utility easement area of adequate size, adjacent to the proposed 20- feet utility easement, preferably in an elevated and protected area. 4. Depict and note on utility plan 10-feet long water pipe encasement for a portion of the new 12-inch public water main that will be underneath the new brick wall that surrounds the cul-de-sac (5-feet on each side of the new brick wall), per City Standard No. 1429. 5. Depict and note on utility plan the construction of a new 8-inch City public sewer main, to connect the new City manhole (at 404-feet south of centerline of Buffalo Avenue) to the existing Orange County Sanitation Districts (OCSD) manhole, located at approximately 409-feet south of Centerline of Buffalo Avenue, per OCSD Standards. 6. Record an agreement with the City for access through the site from the northern terminus of the alley to Main Street for emergencies, trash and utility trucks, and City maintenance vehicles. 7. Provide restriping, curb marking and signage to allow parallel street parking adjacent to the south curb of Buffalo Avenue between Broadway and Main Street. 5-19 Resolution No. 2017-xx Page 1 of 7 RESOLUTION NO. 2017-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2017-07 AS CONDITIONED TO ALLOW THE CONSTRUCTION OF A SIX-STORY 73,322-SQUARE- FOOT HOTEL AND RESTAURANT WITH DEVIATIONS TO PARKING, FRONT SETBACK, WALL HEIGHT AND SIGNAGE FOR THE PROPERTIES LOCATED AT 2115, 2123 AND 2129 NORTH MAIN STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Net Development Company, hereinafter referred as “Applicant,” is requesting approval of Variance No. 2017-07 as conditioned, to allow the construction of a six-story 73,322-square-foot 135-room hotel and restaurant on 1.9 acres at 2115, 2123 and 2129 North Main Street. B. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the following variances for this project to: a) reduce the number of required off-street parking spaces, b) reduce the front setback, c) increase wall heights, and d) increase the number of major building identification signs as set forth by the Santa Ana Municipal Code (SAMC). C. Variance No. 2017-07 came before the Planning Commission of the City of Santa Ana on December 11, 2017, for a duly noticed public hearing. D. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to grant Variance No. 2017-07, 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 project is bound by the Santa Ana (I-5) Freeway on the north. The site is an irregular EXHIBIT 3 5-20 Resolution No. 2017-xx Page 2 of 7 shaped lot which limits functional site configurations for a hotel, restaurant and off-street parking. a) The parking analysis conducted by RK Engineering Group, Inc., has concluded that the proposed number of parking spaces on-site will be sufficient to meet the peak parking demands of the hotel and restaurant. 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 uses. b) The variance from the front yard setback requirement is due to the existing location of the MacFarlane House, an existing historic structure proposed for use as a restaurant. In an effort to provide an undulating streetscape, the front setback will be reduced to seven (7) feet. c) Walls in front yards are limited to four (4) feet in height. The increase in wall height to seven feet six inches (7’ 6”) is due to the strict application of California Building Code requirements for pool safety and to provide privacy to pool patrons. The wall height for the restaurant deck will match the pool wall to keep a uniform look along the streetscape. In addition, the surrounding properties also do not meet the 15 foot front setback requirement, thereby making this project consistent with its surrounding development pattern. d) The building elevations are visible from all four directions and from the highly traveled Santa Ana (I-5) Freeway. Due to the high visibility of the hotel, signage is requested for all four building elevations to allow for long-distance identification and to attract motorists that may be traveling through Orange County. 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. a) The granting of the parking variance will preserve the property owner’s ability to develop the lot with a conditionally permitted use that will assist in revitalizing the area. Strict application of the off-street parking standards would result in significant changes to the site plan and increased construction costs which would render the project infeasible. 5-21 Resolution No. 2017-xx Page 3 of 7 b) The reduced front setback allows the property owner to use the historic structure in its current location. Requiring the property owner to relocate a historic structure to the required front setback could impact the character of the historic structure and would be a financial burden. c) The increased wall height will allow the hotel to offer on- site amenities to visitors such a pool and outdoor dining area. Due to site size and configuration constraints there are limited siting planning options available to provide these outdoor amenities. d) The increased major identification signs will allow the property owner the right to promote hospitality commerce and improve community identity by providing additional identification for a well-known hotel brand. 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. a) As demonstrated in the parking analysis for the project, the site will have sufficient 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 residential neighborhoods. Further, the parking lot will have controlled access gates which will allow for paid parking for hotel guests, restaurant patrons and the public. b) Allowing the variance for a reduced front setback will provide the property owner with the same benefits as the surrounding property owners. c) The increased wall height for the pool is required to meet California Building Code requirements. Further, the front wall height will be similar to the wall heights of the surrounding commercial properties along Main Street. d) There will be no more than one major identification sign on each building elevation, therefore the increased signage will not be detrimental to the public. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 5-22 Resolution No. 2017-xx Page 4 of 7 4. That the granting of a variance will not adversely affect the General Plan of the city. The Hampton Inn by Hilton hotel will support several goals and policies of the General Plan, including Goals 2 and 3 of the Economic Development Element to maintain and enhance the diversity of the City’s economic base and increase Santa Ana’s share of the regional economy. The hotel will increase Santa Ana’s contribution to the hospitality and tourism sector of the regional economy and will be subject to the City’s Hotel Visitors’ Tax, generating revenue for the City. The project also supports Goals 1, 2 and 4 of the Land Use Element to encourage uses that promote a balance of land uses that address basic community needs, promote land uses which enhance the City’s economic and fiscal viability, and to protect and enhance development sites and districts which are unique community assets that enhance the quality of life. The site is located off an arterial street and is easily accessible from the I-5 Freeway making it a prominent building within Santa Ana. The development will rehabilitate a property that is underutilized and will increase capital investment. Two historic structures, the MacFarlane and Melton Houses, will be retained and reused as a restaurant. In addition, the hotel is in character with the Museum District, an office and cultural center that promotes visitors from outside of Santa Ana. Conditions of approval will also ensure that the project remains compatible with surrounding land uses. Section 2. Mitigated Negative Declaration (Environmental Review No. 2017- 96) and a Mitigation Monitoring and Reporting Program was prepared with respect to this project. The Planning Commission has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, Environmental Review No. 2017-96 meets all the requirements of CEQA. 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 Variance No. 2017-07 as conditioned in “Exhibit A” attached hereto and incorporated as though fully set forth herein. This decision is based 5-23 Resolution No. 2017-xx Page 5 of 7 upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated December 11, 2017, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 11th day of December 2017 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2017-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on December 11, 2017. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 5-24 Resolution No. 2017-xx Page 7 of 7 EXHIBIT A Conditions for Approval for Variance No. 2017-07 Variance No. 2017-07 is 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 below prior to exercising the rights conferred by this variance. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2017- 07) and the staff report exhibits. 2. Variance No. 2017-07 shall not be effective until the Historic Resources Commission reviews the exterior modifications to the historic structures and relocation of the historic structure at a public hearing and issues a certificate of appropriateness. If said approvals are held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise denied, then this variance shall be null and void and have no further force and effect. 3. The Applicant shall comply with the Mitigation Measures within the Mitigation Monitoring and Reporting Program prepared for the project. 4. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 5. Prior to the issuance of a building permit a lot merger shall be recorded. 6. Prior to the issuance of a building permit a Public Art Plan must be submitted to the Planning Division for review and approval. 7. Prior to the issuance of a building permit, a landscape plan including irrigation is to be submitted for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 8. Prior to the issuance of a certificate of occupancy the Applicant shall provide a Parking Management Plan. Included in this plan shall be a commitment on behalf of the hotel operator to provide parking at a paid rate to hotel, restaurant and public patrons. 5-25 Resolution No. 2017-xx Page 7 of 7 II.The following are requirements that will need to be addressed and/or approved by the Police Department prior to issuance of a building permit: 1.Submitted plans must indicate that all structures and parking lots comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). All applicable sections must be printed verbatim on the submitted set of plans. III.The following are requirements that will need to be addressed and/or approved by the Public Works Agency prior to issuance of a building permit: 1.Record an easement for a public vehicular turn-around area at the end of the public alley. The turn-around area will be maintained by the Developer. 2.Provide a letter of acknowledgement and approval from adjacent property owner for the removal of the northerly driveway at 2101 North Main Street. 3.Depict and note on utility plan the relocation of the water meter and vault that is being proposed within the new 20-feet wide public utility easement. Place it within a new pop-out utility easement area of adequate size, adjacent to the proposed 20- feet utility easement, preferably in an elevated and protected area. 4.Depict and note on utility plan 10-feet long water pipe encasement for a portion of the new 12-inch public water main that will be underneath the new brick wall that surrounds the cul-de-sac (5-feet on each side of the new brick wall), per City Standard No. 1429. 5.Depict and note on utility plan the construction of a new 8-inch City public sewer main, to connect the new City manhole (at 404-feet south of centerline of Buffalo Avenue) to the existing Orange County Sanitation Districts (OCSD) manhole, located at approximately 409-feet south of Centerline of Buffalo Avenue, per OCSD Standards. 6.Record an agreement with the City for access through the site from the northern terminus of the alley to Main Street for emergencies, trash and utility trucks, and City maintenance vehicles. 7.Provide restriping, curb marking and signage to allow parallel street parking adjacent to the south curb of Buffalo Avenue between Broadway and Main Street. 5-26 This page left blank intentionally. 12/5/2017 . http://apps.spatialstream.com/production/dashboard/8/8/2/CurrentBuild//html/Reporting.html 1/1 AA NO. 2017-02, CUP NO. 2017-29, VAR NO. 2017-07Hampton Inn Hotel – 2129 North Main Street Exhibit 4 - Vicinity Zoning and Aerial View © 2017 Digital Map Products. All rights reserved. 2016 Aerial Santa Ana Boundary Zoning 250 feet 5-27 HAMPTON INN HOTEL 2129 NORTH MAIN STREET SITE PHOTOS EXHIBIT 5 5-28 HAMPTON INN HOTEL 2129 NORTH MAIN STREET SITE PLAN EXHIBIT 6 5-29 HAMPTON INN HOTEL 2129 NORTH MAIN STREET FLOOR PLANS EXHIBIT 7 5-30 HAMPTON INN HOTEL 2129 NORTH MAIN STREET ELEVATIONS EXHIBIT 8 5-31 HAMPTON INN HOTEL 2129 NORTH MAIN STREET RENDERINGS EXHIBIT 9 5-32 HAMPTON INN HOTEL 2129 NORTH MAIN STREET RENDERINGS EXHIBIT 9 5-33 HAMPTON INN HOTEL 2129 NORTH MAIN STREET RENDERINGS EXHIBIT 9 5-34 5-35 Ms. Megan Pearce NET DEVELOPMENT COMPANY October 12, 2017 Page 2 RG:sb/RK12482.doc JN:0016-2016-01 reduced overall parking demand for the site. The proposed mix of land uses lends itself to the shared parking concept where individual uses peak during different times of the day. The ULI Shared Parking Program has been utilized to evaluate the adequacy of the parking for the overall development. Both weekday and weekend parking demands have been evaluated, in addition to the monthly/hourly variations in parking demand. Based on the ULI shared parking calculations, the estimated parking demand is not expected to exceed the available parking supply for any time of the year. The ULI methodology has been developed based on similar business hotel types with accompanying restaurant and lounge areas of similar size open to public use. This analysis utilized internal capture and modal adjustments that are conservative compared to the recommendations found in the ULI Second Edition Shared Parking Manual. Utilizing the City of Santa Ana Parking Rates combined with the Urban Land Institute (ULI) shared parking methodology and adjustment factors, the project is forecast to have a maximum parking demand of 120 parking spaces during the weekend and 115 spaces during the weekday in the peak month (June). Hence, based on the ULI methodology, the project would have an excess 8 parking spaces during its maximum parking demand, resulting in a maximum parking utilization of 94 percent (120 / 128). Based on the current site plan, adequate parking is provided for the site during all times of the year. If you have any questions regarding this study, or need further review, please do not hesitate to call our office at (949) 474-0809. Sincerely, RK ENGINEERING GROUP, INC. Alex Tabrizi, PE, TE Rogier Goedecke Associate Principal President Attachments 5-36 5-37 RG:sb/RK12482.doc JN:0016-2016-01 2129 NORTH MAIN STREET HOTE PROJECT ULI SHARED PARKING STUDY City of Santa Ana, California Prepared for: NET DEVELOPMENT COMPANY 3130 Airway Avenue Costa Mesa, CA 92626 Prepared by: RK ENGINEERING GROUP, INC. 4000 Westerly Place, Suite 280 Newport Beach, CA 92660 Mohammad “Alex” Tabrizi, P.E., T.E. Rogier Goedecke Steven Bibona October 12, 2017 5-38 Table of Contents Section Page 1.0 Introduction ........................................................................................... 1-1 2.0 Parking Analysis ..................................................................................... 2-1 2.1 Parking Analysis 2-1 2.2 Shared Parking Analysis 2-2 2.3 Shared Parking Calculations 2-3 2.4 Shared Parking Results 2-4 3.0 Findings & Conclusions ......................................................................... 3-1 5-39 List of Attachments Exhibits Location Map ........................................................................................................... A Proposed Site Plan .................................................................................................... B Tables City of Santa Ana Parking Code Requirements .......................................................... 1 Parking Rates Utilized in the ULI Shared Parking Study ............................................... 2 Peak Month (June) Weekday and Weekend Parking Demand ..................................... 3 Monthly Peak Parking Demand ................................................................................. 4 Graph 1 - Weekday ................................................................................................... 5 Graph 2 - Weekend .................................................................................................. 6 Appendices City of Santa Ana Parking Requirements .................................................................... A Urban Land Institute (ULI) Shared Parking Methodology ............................................ B Shared Parking Printouts: Weekend Conditions ...................................................................................... C Weekday Conditions ...................................................................................... C Shared Parking Calculations ...................................................................................... D 5-40 1-1 1.0 Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Shared Parking Analysis for the 2129 North Main Street Hotel Project. The project site is located on the southeast corner of Main Street and West Buffalo Avenue, in the City of Santa Ana, as shown in Exhibit A. The project consists of a 135 room hotel, including 1,027 square feet of restaurant, and 922 square feet of lounge/bar area. The proposed project is planned to displace four existing homes and an existing surface public parking lot. The proposed project is planned to provide a total of 128 parking spaces which will be shared globally by the project land uses. A site plan is included in Exhibit B. Due to the mix of land uses, the proposed project lends itself to the shared parking concept where individual uses peak during different times of the day. As a starting point, the Municipal Parking Code for the City of Santa Ana has been utilized to establish a base parking rate for all of the proposed uses. Utilizing the City of Santa Ana Municipal Parking Code to determine the required parking spaces for each individual use, the proposed project would need to provide a total of 194 parking spaces. As previously noted, the proposed project is planned to provide a total of 128 parking spaces. As a result, based on the City of Santa Ana Municipal Parking Code, without accounting for any shared parking on the site and the accumulation of total parking demand resulting from the interaction between the uses, the project would be deficient by 66 parking spaces. A summary of the required parking per the City’s Parking Requirements is included in Table 1. However, for sites which contain a number of land uses, such as the proposed project, the Municipal Parking Code allows for use of shared parking methodology to account for the total parking accumulation on the site based on the interaction between the uses to determine overall parking demand for the site. Hence, a ULI Shared Parking Analysis has been prepared to determine the shared parking demand dynamics of the proposed project and the resulting overall required parking demand for the site. 5-41 2-1 2.0 Parking Analysis 2.1 Parking Analysis As a starting point, the Municipal Parking Code for the City of Santa Ana has been utilized to establish a base parking rate for all of the proposed uses. A copy of the City of Santa Ana Municipal Parking Code is contained in Appendix A. Utilizing the City of Santa Ana Municipal Parking Code to determine the required parking spaces for each individual use, the proposed project would need to provide a total of 194 parking spaces. As previously noted, the proposed project is planned to provide a total of 128 parking spaces. As a result, based on the City of Santa Ana Municipal Parking Code, without accounting for any shared parking on the site and the accumulation of total parking demand resulting from the interaction between the uses, the project would be deficient by 66 parking spaces. A summary of the required parking per the City’s Parking Requirements is included in Table 1. The project land uses are compatible with one another and lend themselves to the use of shared parking because the uses are complimentary (i.e., hotel, restaurant and lounge/bar), and visitors could often go there for more than one (1) purpose while only parking once. For example, visitors staying in the hotel could also visit the restaurant, and lounge/bar, therefore reducing the typical parking demand required for the individual uses. The multi-use nature of the land uses within hotels allow for a reduction in overall parking generation. For sites which contain a number of land uses, such as the proposed project, the Municipal Parking Code allows for use of shared parking methodology to account for the total parking accumulation on the site based on the interaction between the uses to determine overall parking demand for the site. Hence, a ULI Shared Parking Analysis has been prepared to determine the shared parking demand dynamics of the proposed project and the resulting overall required parking demand for the site. The ULI Shared Parking Methodology is applicable to this site due to the fact that individual land uses are peaking at different times of the day and year. 5-42 2-2 2.2 Shared Parking Analysis For this analysis, RK has used procedures developed by the Urban Land Institute (ULI) from their most recent publication, Shared Parking, Second Edition. This document contains the latest procedures and data with respect to parking demand and shared parking. The shared parking analysis utilizes the parking demand rates from the City of Santa Ana Municipal Parking Code in conjunction with the ULI shared parking methodology to determine the forecast hourly accumulation of parking demand for the project site. The ULI shared parking analysis accounts for the types of land uses, the monthly variations of parking demand by land use, differences between weekday and weekend parking demand, the hourly distribution of peak parking demand for each type of land use, and captive versus non-captive parking demand within the project site. The parking demand for each proposed land use was estimated using the City of Santa Ana’s Municipal Parking Code for that individual land use. Furthermore, each month of the year was evaluated and the peak parking demand for both weekdays and weekends was determined utilizing data contained in the ULI Shared Parking, Second Edition, publication and the operational characteristics of the proposed land uses within the site. The ULI-developed computer model and spreadsheet was used to analyze overall forecast parking demand at the project site. The ULI computer model and spreadsheet is consistent with the procedures included in the ULI Shared Parking, Second Edition publication. The ULI analysis model accounts for the following parameters: 1. City of Santa Ana Municipal Parking Code and Rates for each individual use. 2. Peak parking demand by land use for visitors and employees. 3. Hourly Variations of parking demand. 4. Weekday versus weekend adjustment factor. 5-43 2-3 5. Monthly adjustment factors to account for variations of parking demand over the year. The shared parking demand for individual rates takes into account the peak parking characteristics of the hotel, restaurant, and lounge/bar uses. These land uses have different peaking characteristics with respect to the time of day and the month of the year. Adjustments have been made to take into consideration both weekday and weekend peak conditions, based upon the individual types of uses. The latest ULI procedures also separate visitor versus employee parking demand for each land use. 2.3 Shared Parking Calculations As described in the above section, the ULI Shared Parking Model was used to evaluate the peak parking demand at the proposed 2129 North Main Street Hotel Project. The data provided in the model for monthly variations of parking demand by land use, different peaking characteristics between weekday and weekend parking demand, and hourly distribution of peak parking demand for each land use is accounted for in the analysis. The ULI Shared Parking model also proportions the parking rates between visitors and employees for weekday and weekend conditions, each with their own parking demand characteristics. The City of Santa Ana Parking Code requires one (1) parking space per room plus 1 parking space per each ten (10) rooms for hotel use. It should be noted that the City of Santa Ana Parking Code for hotel use is considered conservative when compared to other similar jurisdictions which typically require one (1) parking space per room. Typically, the ULI Shared Parking Model utilizes the ULI-established parking rates for each land use. However, to reflect the City of Santa Ana’s more stringent parking rates, RK has modified the parking rates within the ULI model to reflect the City of Santa Ana’s Parking Code for each individual land use. This approach yields a more conservative parking demand analysis when compared to the typical ULI- recommended model. 5-44 2-4 2.4 Shared Parking Results Since the peak parking demand for each land use occurs at a different hour, and also varies by month and day of the week, the peak parking demand is not solely determined by adding the individual peak parking requirements for each land use. As with most hotels and restaurants, it is expected to have a small percentage of captive trips between users within the development, which further reduces the parking demand. This analysis utilized internal capture and modal adjustments that are conservative compared to the recommendations found in the ULI Second Edition Shared Parking Manual. The ULI recommended rates are provided in Appendix B. A non-captive parking ratio of 100% was utilized for hotel visitors and 70% for restaurant/lounge visitors. The parking demand is reduced due the fact that multiple land uses are visited while parking only once. It is customary and standard practice to assume a non-captive ratio for hotels and restaurants/lounges in mixed- use hotel complexes. Furthermore, a modal adjustment of 85% was calculated for employees at all uses. Therefore, 15% of the employees are utilizing public transit, taxi, carpool, etc. and are not parking on site. The modal adjustment takes into account alternative transportation from a single occupancy vehicle to and from the site. This study finds that the time period on weekends in June resulted in the highest peak parking demand during the year for the overall site. The computer output datasheets for the various months are included in Appendix C and a summary of the peak parking demand for the peak month is included in Table 2. As shown in Table 2, based on the conservative analysis performed, the maximum parking demand on weekdays is forecast to be 115 parking spaces. The forecast peak parking demand on weekends is 120 parking spaces. 5-45 2-5 The hourly parking demand for June is shown in Table 3. Graph 1 indicates the forecast peak parking demand and hourly accumulation of parking demand for weekday conditions, whereas, Graph 2 indicates forecast peak parking demand and hourly accumulation of parking demand for weekend conditions for the project site. Table 4 shows a comparison of weekday versus weekend parking demand during the peak month of the year. As shown on these exhibits, peak parking demand does not occur at any time during the year. As previously noted, the 2129 North Main Street Hotel Project is planned to provide a total of 128 on-site parking spaces. Therefore, more than adequate parking capacity is forecast to be provided to accommodate the forecast peak parking demand of 120 parking spaces for the project site. Based upon this shared parking analysis, the land uses within the proposed mixed use 2129 North Main Street Hotel Project will have adequate parking spaces during all times of the year. During the peak month of June, the project site would never exceed the parking supply, as shown in Table 4. During the entire year, there is projected to be a surplus of parking spaces available throughout the day. 5-46 3-1 3.0 Findings & Conclusions The following findings have been determined by this Shared Parking Analysis: 1. The proposed 2129 North Main Street Hotel Project is planned to consist of a 135- room hotel, 1,027 square feet of restaurant use, and 922 square feet of lounge/bar area. The proposed uses are compatible from a shared parking standpoint and forecast peak parking demand for mixed use sites might not occur simultaneously from all of the various uses. 2. The proposed project is planned to provide a total of 128 parking spaces onsite. 3. Based upon the City of Santa Ana Parking Code requirements for individual uses, without accounting for shared parking on the project site, a total of 194 parking spaces are required to accommodate all land uses at the site. 4. The City of Santa Ana’s Municipal Parking Code allows for a shared parking analysis to determine the overall adequacy of the proposed parking demand for the project. 5. The analysis utilized internal capture and modal adjustments that are conservative compared to the recommendations found in the ULI Second Edition Shared Parking Manual. 6. Typically, the ULI Shared Parking Model utilizes the ULI-established parking rates for each land use. However, to reflect the City of Santa Ana’s more stringent parking rates, RK has modified the parking rates within the ULI model to reflect the City of Santa Ana’s Parking Code for each individual land use. This approach yields a more conservative parking demand analysis when compared to the typical ULI- recommended model. 7. Utilizing the City of Santa Ana Parking Rates combined with the Urban Land Institute (ULI) shared parking methodology and adjustment factors, during the weekday conditions, the project is forecast to have a maximum parking demand of 115 parking spaces occurring 10:00 PM in the peak month (June). Hence, during weekday peak parking demand conditions, the project site is forecast to have an excess 13 parking spaces, resulting in 90% parking utilization for the project site. 5-47 3-2 8. Utilizing the City of Santa Ana Parking Rates combined with the Urban Land Institute (ULI) shared parking methodology and adjustment factors, during the weekend conditions, the project is forecast to have a maximum parking demand of 120 parking spaces occurring 11:00 PM in the peak month (June). Hence, during weekend peak parking demand conditions, the project site is forecast to have an excess 8 parking spaces, resulting in 94% parking utilization for the project site. 5-48 Exhibits 5-49 5-50 5-51 Tables 5-52 La n d U s e Un i t s 1 Pa r k i n g C o d e Re q u i r e d P a r k i n g Ho t e l 13 5 R o o m s Th e m i n i m u m o f f - s t r e e t p a r k i n g r e q u i r e m e n t s f o r h o t e l s an d m o t e l s a r e a s f o l l o w s : o n e ( 1 ) s p a c e f o r e a c h g u e s t ro o m , p l u s o n e ( 1 ) s p a c e f o r e a c h t e n ( 1 0 ) r o o m s , p l u s tw o (2 ) s p ac e s f o r a m a n a g er ' s u n i t , i f p ro v i d e d . 151 Re s t a u r a n t 1 , 0 2 7 S F Th e m i n i m u m o f f - s t r e e t p a r k i n g r e q u i r e m e n t s f o r re s t a u r a n t s , c a f e s a n d o t h e r e a t i n g e s t a b l i s h m e n t s a r e a s fo l l o w s : t e n ( 1 0 ) s p a c e s f o r e a c h o n e t h o u s a n d ( 1 , 0 0 0 ) sq u a r e f e e t o f g r o s s f l o o r a r e a a n d o p e n - a i r d i n i n g a r e a ex c e p t t h a t a n o p e n - a i r d i n i n g a r e a n o g r e a t e r t h a n tw e n t y - f i v e ( 2 5 ) p e r c e n t o f t h e g r o s s f l o o r a r e a o f t h e re s t a u r a n t , o r o n e t h o u s a n d ( 1 , 0 0 0 ) s q u a r e f e e t , wh i c h e v e r i s s m a l l e r , i s e x e m p t f r o m a p a r k i n g re q u i r e m e n t 10 Lo u n g e / B a r 9 2 2 S F Th e m i n i m u m o f f - s t r e e t p a r k i n g r e q u i r e m e n t s f o r d a n c e cl u b s , c a b a r e t s , n i g h t c l u b s a n d b a r s a r e a s f o l l o w s : o n e (1 ) s p a c e f o r e a c h t w e n t y - e i g h t ( 2 8 ) s q u a r e f e e t o f as s e m b l y a r e a . 33 194 128 -66 2 C i t y o f S a n t a A n a M u n i c i p a l C o d e S e c . 4 1 - 1 3 4 1 - 7 9 1 S F = S q u a r e F e e t Ta b l e 1 21 2 9 N o r t h M a i n S t r e e t H o t e l P r o j e c t Re q u i r e d P a r k i n g p e r C i t y o f S a n t a A n a M u n i c i p a l C o d e 2 To t a l P a r k i n g R e q u i r e d p e r M u n i c i p a l C o d e To t a l P a r k i n g P r o v i d e d O n - s i t e De f i c i e n c y i n P a r k i n g P e r M u n i c i p a l C o d e 5- 5 3 Ta b l e Pr o j e c t : S a n a 2 1 2 9 N o r t h M a i n S t r e e t H o t e l , S a n t a A n a De s c r i p t i o n : 1 3 5 K e y s SH A R E D P A R K I N G D E M A N D S U M M A R Y PE A K M O N T H : J U N E - - P E A K P E R I O D : 1 1 P M , W E E K E N D We e k d a y W e e k e n d W e e k d a y W e e k e n d No n - N o n - P e a k H r Peak Mo E s t i m a t e d P e a k H r Peak Mo E s t i m a t e d Ba s e M o d e C a p t i v e P r o j e c t B a s e M o d e C a p t i v e P r o j e c t A dj Adj P a r k i n g A dj A dj P a r k i n g La n d U s e Q u a n t i t y U n i t R a t e A d j R a t i o R a t e U n i t R a t e A dj R a t i o R a t e U n i t 1 0 P M J u n e D e m a n d 1 1 P M J u n e D e m a n d Ho t e l - B u s i n e s s 13 5 r o o m s 0 . 9 0 0 . 8 0 1 . 0 0 0 . 7 2 / r o o m s 0 . 9 3 0 . 8 0 1 . 0 0 0 . 7 4 / r o o m s 0 . 9 5 1 . 0 0 93 1 . 0 0 1.00 101 R e s t a u r a n t / L o u n g e 1, 9 4 9 s f G L A 2 2 . 0 0 0 . 7 5 0 . 9 0 1 4 . 8 5 / k s f G L A 2 2 . 0 0 0 . 7 5 0 . 7 0 1 1 . 5 5 / k s f G L A 0 . 6 0 0 . 9 5 17 0 . 4 0 0.95 9 E m p l o y e e 0. 2 2 0 . 8 5 1 . 0 0 0 . 1 9 /ro o m s 0 . 1 9 0 . 8 5 1 . 0 0 0 . 1 6 /ro o m s 0 . 2 0 1 . 0 0 5 0 . 4 5 1.00 10 110 110 51 0 00 115 120 42%40%Shared Parking Reduction TA B L E 2 Pa r k i n g R a t e s U t i l i z e d i n t h e U L I S h a r e d P a r k i n g S t u d y Pr o j e c t D a t a Customer Employee Reserved TotalCustomerEmployeeReserved Total j :\ r k t a b l e s \ R K 1 2 4 8 2 T B . x l s x J N: 0 0 1 6 - 2 0 1 6 - 0 1 5- 5 4 Pr o j e c t : S a n a 2 1 2 9 N o r t h M a i n S t r e e t H o t e l , S a n t a A n a De s c r i p t i o n : 1 3 5 K e y s Overall Pk A M P e a k H r P M P e a k H r E v e P e a k H r Mo n t h l y A d j . 6 A M 7 A M 8 A M 9 A M 1 0 A M 1 1 A M 1 2 P M 1 P M 2 P M 3 P M 4 P M 5 P M 6 P M 7 P M 8 P M 9 P M 1 0 P M 1 1 P M 1 2 A M 10 PM 8 A M 1 2 P M 1 0 P M Ho t e l - B u s i n e s s 1 0 0 % 9 3 8 8 7 8 6 9 5 9 5 9 5 4 5 4 5 9 5 9 6 3 6 8 7 3 7 3 7 8 8 3 9 3 9 8 9 8 93 78 54 93 R e s t a u r a n t / L o u n g e 95 % - 3 8 3 3 1 2 8 2 8 9 3 3 8 1 5 1 7 1 9 1 9 1 7 1 1 8 17 8 28 17 E m p l o y e e 10 0 % 1 8 2 3 2 3 2 6 2 6 2 6 2 6 2 6 2 6 2 3 1 8 1 0 5 5 5 5 3 1 5 23 26 5 Cu s t o m e r 9 3 9 1 8 6 7 2 6 2 6 0 8 2 8 2 6 8 6 2 6 6 7 6 8 8 9 0 9 7 1 0 2 1 1 0 1 0 9 1 0 6 110 86 82 110 TO T A L D E M A N D Em p l o y e e 1 8 2 3 2 3 2 6 2 6 2 6 2 6 2 6 2 6 2 3 1 8 1 0 5 5 5 5 3 1 5 23 26 5 Re s e r v e d - - - - - - - - - - - - - - - - - - - - - - - 94 9 9 1 0 9 9 5 8 8 8 6 1 0 8 1 0 8 9 4 8 8 8 9 9 4 9 8 9 5 1 0 2 1 0 7 1 1 5 1 1 2 1 0 7 115 109 108 115 115 109 108 115 Overall Pk A M P e a k H r P M P e a k H r E v e P e a k H r 6 A M 7 A M 8 A M 9 A M 1 0 A M 1 1 A M 1 2 P M 1 P M 2 P M 3 P M 4 P M 5 P M 6 P M 7 P M 8 P M 9 P M 1 0 P M 1 1 P M 1 2 A M 11 PM 8 A M 1 2 P M 1 1 P M Ho t e l - B u s i n e s s 1 0 0 % 9 6 9 1 8 1 7 1 6 0 6 0 5 5 5 5 6 0 6 0 6 6 7 1 7 6 7 6 8 1 8 6 9 6 1 0 1 1 0 1 101 81 55 101 R e s t a u r a n t / L o u n g e 95 % - 2 6 2 2 1 2 2 2 2 7 2 2 6 1 2 1 3 1 5 1 4 1 3 9 6 9 6 22 9 E m p l o y e e 10 0 % 1 7 2 0 2 0 2 2 2 2 2 2 2 2 2 2 2 2 2 0 1 7 1 3 1 2 1 2 1 2 1 0 1 0 7 10 20 22 10 Cu s t o m e r 9 6 9 3 8 7 7 3 6 2 6 1 7 7 7 7 6 7 6 2 6 8 7 7 8 8 8 9 9 6 1 0 0 1 0 9 1 1 0 1 0 7 110 87 77 110 TO T A L D E M A N D Em p l o y e e 1 7 2 0 2 0 2 2 2 2 2 2 2 2 2 2 2 2 2 0 1 7 1 3 1 2 1 2 1 2 1 0 1 0 7 10 20 22 10 Re s e r v e d - - - - - - - - - - - - - - - - - - - - - - - 97 1 0 0 1 0 7 9 3 8 4 8 3 9 9 9 9 8 9 8 4 8 8 9 4 1 0 1 1 0 1 1 0 8 1 1 2 1 1 9 1 2 0 1 1 4 120 107 99 120 120 107 99 120 Ju n e We e k e n d E s t i m a t e d P e a k - H o u r P a r k i n g D e m a n d Ju n e We e k d a y E s t i m a t e d P e a k - H o u r P a r k i n g D e m a n d TA B L E 3 Pe a k M o n t h P a r k i n g D e m a n d JN : 0 0 1 6 - 2 0 1 6 - 0 1 5- 5 5 Month Weekdays Weekend January 89 90 February 99 104 March 105 111 April 104 109 May 107 112 June1 115 120 July 113 119 August 107 112 September 107 112 October 108 113 November 96 101 December 91 88 Late December 81 71 Peak Parking Demand 115 120 Parking Spaces Provided 128 128 Peak Demand Parking Stalls Available 13 8 Percentage of Parking Stalls Available During Peak Demand 10.2% 6.3% TABLE 4 Monthly Peak Parking Demand 1 Peak Month for Weekdays and Weekends j:\rktables\RK12482TB.xlsx JN:0016-2016-01 5-56 JN : 0 0 1 6 - 2 0 1 6 - 0 1 89 99 10 5 10 4 10 7 11 5 11 3 10 7 1 0 7 10 8 96 91 81 020406080 10 0 12 0 14 0 Ja n F e b M a r A p r M a y J u n J u l A u g S e p O c t N o v D e c L a t D e c P a r k i n g S t a l l s Mo n t h We e k d a y M o n t h - b y - M o n t h E s t i m a t e d P a r k i n g D e m a n d Pa r k i n g  Su p p y :  12 8  Sp a c e s 5- 5 7 JN : 0 0 1 6 - 2 0 1 6 - 0 1 90 10 4 11 1 10 9 11 2 12 0 11 8 11 2 1 1 2 11 3 10 1 88 71 020406080 10 0 12 0 14 0 Ja n F e b M a r A p r M a y J u n J u l A u g S e p O c t N o v D e c L a t D e c P a r k i n g S t a l l s Mo n t h We e k e n d M o n t h - b y - M o n t h E s ti m a t e d P a r k i n g D e m a n d Pa r k i n g  Su p p l y : 1 2 8  Sp a c e s 5- 5 8 MA I N S T 17TH ST M E M O R Y L N LA W S O N W Y GR A N D A V FAIRHAVEN AV SANTA CLARA AV ASPEN ST SANTA CLARA AV 20TH ST LI N C O L N A V SANTA CLARA AV SA N T I A G O S T JOANA DR F A I R M O N T S T EDGEWOOD RD 22ND ST HA T H A W A Y S T AVALONAV CLEM E N S E N AV PARKLN 18TH ST HA T H A W A Y S T JE S S E E DR 18TH ST BUFFALO AV 19TH ST CHERRYST BEECHWOODST PARK LN 21ST ST LI N C O L N AV VA L E N C I A S T HA T H A W A Y S T BUFFALOAV SA N T I A G O S T SANTACLARAAV EA S T W O O D A V V A L E N C I A S T PARK LN S A N T A F E S T OB A R R P L LA R C H M O N T A V O A K M O N T A V BEECHWOODST PO I N S E T T I A S T FR E N C H S T FAIRHAVEN AV CI T Y P L A C E DR BU S H S T P E N N W Y GROVEMONT ST JOANA DR CHERRY ST BEECHWOODST ASPEN ST MAINPLACE DR 21ST ST WALKIEWY VIRGINIA AV BUFFALO AV JONQUIL R D BUFFALO AV FA I R M O N T A V GROVEMO N T S T EA S T W O O D A V HA T H A W A Y S T 18TH ST FR E N C H S T EA S T W O O D A V VIRGINIA AV PO I N S E T T I A S T BR Y N W O O D S T FR E N C H S T EA S T W O O D A V FR E N C H S T OA K M O N T A V FA I R M O N T A V BUFFALO AV AVALON AV CATALINA AV 21ST ST 20TH ST 19TH ST SP U R G E O N S T B U S H S T BU S H S T BU S H S T PO I N S E T T I A S T LA R C H M O N T A V 20TH ST SP U R G E O N S T C1-HDIIC1-HDII C1-HDII P-HDII P-HDII P-HDII R1-B R1-B R1-B R1-B R1-B R3-PRD A1 A1 A1 A1 A1 A1 C1C1C1C1 C1 C1 C1 C1-MDC1-MD C1-MD C1-MD C1-MD C1-MD C1-MD C1-MD C1-MD C4 C4 C5C5 C5 C5 C5 C5 C5 C5 C5 O O O O O P P P P R1 R1 R1R1 R1 R1R1 R1 R1 R1 R1R1 R1 R1 R1R1 R1 R1 R1 R1R1R1R1 R1 R1 R1 R1 R1 R1 R1 R1R1R1R1R1 R1 R1 R1 R1 R1 R1 R1R1 R1 R1 R1 R1 R1 R1 R2 R2 R2 R2R2 R2R2R2 R3 R3R3 R4 R4R4 SD31 SD65 SD73 SD78 SD79 SD91 SP3SP3SP3 7-5-9 8 - 5 - 9 5 - 5 - 9 31-4-9 3 2 - 4 - 9 5 - 5 - 9 31-4-9 3 1 - 4 - 9 1- 5 - 1 0 7-5-9 1 2 - 5 - 1 0 1- 5 - 1 0 Exhibit: Print Date: 5/11/17 Sectional District Map: 6-5-9 I A1 GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST. R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAMILY RESIDENCE -OZ OVERLAY ZONE C1MD COMMUNITY COMMERCIAL - MUSEUM DIST. M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER O OPEN SPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE PLANNED RESIDENTIAL DEVELOPMENT -PRD City of Santa Ana, California ZONING DISTRICTS 5-59 MITIGATED NEGATIVE DECLARATION The Draft Mitigated Negative Declaration (MND), Mitigation Monitoring and Reporting Program and Technical Appendices are available at the following locations: Online: http://www.ci.santa-ana.ca.us/pba/planning/HamptonInnHotel.asp Paper Copies: Planning and Building Agency Planning Counter, First Floor 20 Civic Center Plaza Santa Ana, CA 92701 Santa Ana Public Library 26 Civic Center Plaza Santa Ana, CA 92701 HAMPTON INN HOTEL 2129 NORTH MAIN STREET MITIGATED NEGATIVE DECLARATION EXHIBIT 12 5-60 5-61 5-62 5-63 5-64 5-65 5-66 5-67 5-68 5-69 5-70 5-71 5-72 5-73 5-74 5-75 5-76 5-77 5-78 5-79 5-80 5-81 5-82 5-83 5-84 5-85 5-86 5-87 5-88 5-89 5-90 5-91 5-92 5-93 5-94 5-95 5-96 5-97 5-98 5-99 5-100 5-101 5-102 5-103 5-104 5-105 5-106 5-107 5-108 5-109 5-110 5-111 5-112 5-113 5-114 5-115 This page left blank intentionally. * Recommended Action **Deadline: 05/10/2017 @8:00 a.m. Planning Commission Correspondence 12/11/2017 ITEM NO. 5 - MITIGATED NEGATIVE DECLARATION/ENVIRONMENTAL REVIEW NO. 2017-96, AMENDMENT APPLICATION NO. 2017-02, CONDITIONAL USE PERMIT NO. 2017-29, AND VARIANCE NO. 2017-07 TO ALLOW A NEW HOTEL (HAMPTON INN) WITH DEVIATIONS FROM OFF-STREET PARKING, SETBACK, WALL HEIGHT, AND SIGNS LOCATED AT 2129 NORTH MAIN STREET – NET DEVELOPMENT COMPANY, APPLICANT No. Date Sender In favor of RA* In opposition of RA* Received after Deadline? 1 12/5/2017 PJ & Neda Jahangiri Yes No 2 12/5/2017 Jonathan Maher- Mainplace Mall Yes No ITEM NO. 5 ITEM NO. 5 This page left blank intentionally. 6-1 6-2 6-3 6-4 6-5 6-6 6-7 6-8 6-9 6-10 6-11 6-12 6-13 6-14 6-15 6-16 6-17 6-18 6-19 This page left blank intentionally. 6-20 6-21 SPR NO. 2016-03, VAR NO. 2017-05, VAR NO. 2017-06 THE MADISON 200 N CABRILLO PARK DRIVE EXHIBIT 3 SITE PHOTOS 6-22 6-23 6-24 6-25 6-26 6-27 6-28 6-29 6-30 6-31 6-32 6-33 6-34 6-35 This page left blank intentionally. 6-36 6-37 6-38 6-39 6-40 6-41 6-42 October 3, 2017 Mr. Robert Bisno Cabrillo Community Partners, LLC 9255 W. Sunset Boulevard, Suite 920 West Hollywood, California 90069 LLG Reference No. 2.16.3755.1 Subject: Revised Parking Demand Analysis for The Madison Mixed-Use Development Santa Ana, California Dear Mr. Bisno: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Revised Parking Demand Analysis for the proposed Madison Mixed-Use Development Project (hereinafter referred to as Project). The project proponents, Cabrillo Community Partners, LLC proposes to construct a podium style apartment project consisting of up to 260 multi-family residential units and 6,561 square-feet (SF) of retail/commercial space in the Metro East Mixed-Use Overlay Zone of the City of Santa Ana. The project site is a 2.79-acre vacant parcel of land that is located at 200 N. Cabrillo Park Drive. Pursuant to our discussions and understanding of the City of Santa Ana requirements, the preparation of a parking study is required in order to validate that the proposed Project can adequately meet its parking demand needs. This report evaluates the Project’s parking needs based application of City code, as well as a comparison to LLG’s previous field studies of actual parking demand at existing sites with similar characteristics. This study focused on the following tasks: a) Calculates the proposed Project parking requirements based on the application of the City of Santa Ana Metro East Mixed-Use Overlay Zone parking ratios; identifies any Code-based surplus or deficiency by comparing Code requirements against the proposed supply; 6-43 Mr. Robert Bisno October 3, 2017 Page 2 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc b) Compared actual field study parking requirements for multifamily residential uses at various locations to the requirements set forth by City Code. In addition, compared peak parking ratios for apartment complexes referenced in the Parking Generation (4th Edition) published by the Institute of Transportation Engineers (ITE), and Shared Parking (2nd Edition) published by the Urban Land Institute (ULI), as well as other reference materials for the cities of Ontario and Rancho Cucamonga, San Bernardino County, and Riverside County; c) Based on the parking requirement comparison assessment as stated above, calculated the average, 85th Percentile and 95th Percentile design-level peak parking demands and validated the adequacy of the proposed parking supply. d) Recommend a Parking Management Plan (PMP) to ensure adequate parking is provided for both guests and residents of the proposed Project. Our method of analysis, findings, and recommendations are detailed in the following sections of this report. PROJECT LOCATION AND DESCRIPTION The Project site, located at 200 N. Cabrillo Park Drive, is a 2.79-acre vacant parcel of land within the Metro East Mixed Use Overlay Zone that is generally located north of First Street, south of Fourth Street, east of the Santa Ana (I-5) Freeway and west of Cabrillo Park Drive. The subject property is currently entitled for development of a 210,000 SF office building (Xerox Tower II). Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the subject property in the context of the surrounding street system. The proposed Project includes five-stories of multi-family apartment dwelling units over a two-level parking structure. Table 1 summarizes the proposed Project development totals for the site. Review of Table 1 shows that the proposed Project will include a total of 260 apartment homes consisting of 54 studio units, 143 one- bedroom units, 11 one-bedroom with loft units, 44 two-bedroom units, 4 three- bedroom units, 4 live/work units, and approximately 6,561 SF of ground floor retail space within two (2) suites over a two-level parking garage (plus subterranean level) with a total of 445 parking spaces. On-site facilities/amenities of the proposed Project include a leasing office, a lounge/lobby, business center, pool/spa, a fitness center for residents, and two roof top decks. Figures 2 and 3 present the site plan for the proposed Project prepared by MVE+Partners, for the ground floor and 2nd Floor, respectively. 6-44 Mr. Robert Bisno October 3, 2017 Page 3 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc PARKING DEMAND ANALYSIS Parking Requirements per Overlay Requirements To determine the number of parking spaces required to support the proposed Project, the parking requirement was calculated based on parking information published in the City of Santa Ana Metro East Mixed-Use Overlay Zone, Chapter 4.0 Development Standards, Section 4.8 Parking and Access, 3.d. Active Urban District. The following parking ratio was used to determine the required parking:  Mixed-use developments with less than 10 percent of the gross floor area devoted to commercial activity: a minimum of 2.0 spaces per residential or live/work unit inclusive of guest parking and any nonresidential uses.  Mixed-use developments with 10 percent or greater of the gross floor area devoted to commercial activity: Any development proposal that devotes 10 percent or more of the development’s gross floor area to a nonresidential use shall be required to provide a parking study by a city approved consultant to establish an adequate parking requirement for the mixture of uses in the proposed development. In no case, however, shall a standard of less than 2.25 spaces per unit inclusive of guest parking and any nonresidential uses shall be established. Given the proposed Project commercial floor area, which totals 6,561 SF, equates to less than 10 percent of the Project’s total gross floor area, the Project would require 520 spaces (2.0 spaces per unit x 260 units). With a proposed parking supply of 445 parking spaces, the Project has a 75 space parking deficiency when compared to the City’s Metro East Mixed-Use Overlay Zone parking requirements. Comparison of Parking Ratios Notwithstanding the requirements of City Code, the actual parking requirements for multifamily residential uses have been found to be less than the City’s own Code requirement as represented the City of Santa Ana Metro East Mixed-Use Overlay Zone, Chapter 4.0 Development Standards, Section 4.8 Parking and Access, 3.d. Active Urban District. This aspect is illustrated by LLG’s previous field studies of actual parking demand at existing sites similar to the project, in addition to parking demand/empirical ratio compilations from other sources. Table 2 presents a comparison of site development and parking ratios from various sources. The upper portion of Table 2 presents twelve (12) comparable sites in Fullerton, Orange, Santa Ana, Irvine, Costa Mesa, Monrovia, Laguna Niguel, and Pasadena. Additional detail for the comparable sites is also provided inclusive of the location, development summary, parking facility type, parking supply, presence of 6-45 Mr. Robert Bisno October 3, 2017 Page 4 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc ground floor retail, survey period, empirically derived peak parking ratio and peak hour, and the Saturday daytime peak parking ratio and peak hour. Table 2 indicates that the total number of apartments units for each site ranges from 142 units to 481 units and includes a unit mix of studios, one-bedroom units, two-bedroom units, and/or three-bedroom units. Parking facilities at these locations include parking structures, parking garages, and surface lots, with a combined parking supply for residents and the public/guests ranging from 223 spaces to 1,020 spaces. In addition to on-site parking, on-street parking is also available at two (2) of the facilities. More specifically, items 6 and 7 are mixed-use developments and have a retail component within their site similar to that which is proposed as part of the Project. Table 2 further indicates that parking demand surveys/observations were conducted on one to two “typical” weeknights (Tuesday, Wednesday, Thursday) at nine of the comparable sites, and on a Saturday at three of the sites. These survey time periods were selected for analyses because parking needs are the greatest during these times; more specifically, peak demand for residential uses typically occurs during weeknights compared to weekday daytime and weekend conditions. This parking demand characteristic is evident from the hourly parking profiles in the Shared Parking (2nd Edition) publication by the Urban Land Institute (ULI) that indicate 90% to 100% parking occupancy between 6:00 PM and 12:00 AM/midnight, and the Parking Generation (4th Edition) publication by the Institute of Transportation Engineers (ITE) that reports 92% to 100% parking occupancy between 10:00 PM and 6:00 AM for low/mid-rise apartments (the only residential type with this data), and that parking demand is greater during these weekday overnight hours compared to a Saturday condition. Based on these considerations, it is concluded that the empirical basis for the peak parking ratios reported on Table 2 coincides with, and is representative of, the absolute peak parking condition for each of the surveyed sites. The tenant and guest peak parking ratio (spaces per DU) for each of the twelve comparable sites under absolute peak conditions (occurring on a weeknight, as explained above) and Saturday daytime conditions (where available) are presented on Table 2. The array of absolute peak parking rates yields an average ratio of 1.35 spaces per unit, an 85th percentile ratio of 1.48 spaces per unit, and a 95th percentile ratio of 1.61 spaces per unit. Saturday parking ratios are less, and range between 0.97 and 1.13 spaces per unit, occurring from noon to 3:00 PM. Given that these sites are comparable in terms of apartment unit mix (i.e. one-bedroom, two-bedroom, three-bedroom, etc.) and seven (7) of the sites come within under 100 total units compared to the proposed Project, LLG concludes that the parking ratios derived from the twelve comparable sites are accurate representations for the unique 6-46 Mr. Robert Bisno October 3, 2017 Page 5 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc parking characteristics of the proposed Project that are not reflected in the City Code ratio. ITE’s Parking Generation publication, and ULI’s Shared Parking publication, as well as other reference materials for the cities of Ontario and Rancho Cucamonga, San Bernardino County, and Riverside County, provide peak parking ratios for apartment complexes, as summarized in the lower portion of Table 2. These parking ratios range from 1.37 spaces per unit (average ratio per ITE for high-rise apartments similar to the Project) to 1.66 spaces per unit (field studies in Ontario and Rancho Cucamonga). In order to provide more context behind the location and parking-related characteristics for the most relevant sites in Table 2, we have compiled the following information with regards to land use setting, proximity to public transit, and availability of off-site parking (i.e., on-street spaces, nearby off-site parking spaces): Project/The Madison: 200 N. Cabrillo park Drive, Santa Ana There is no on-street parking or other public parking facilities in the immediate vicinity of the site. There are existing bus stops located nearby, specifically at the intersections of Cabrillo Park Drive/4th Street and Cabrillo Park Drive/First Street. The Santa Ana Regional Transportation Center (SARTC) is located just under a mile to the northwest of the site, providing access to Amtrak, Metrolink, Orange County Transit Authority, intercity and interstate bus transportation, airport shuttles, and taxi services. The adjoining land uses to The Madison consist of mostly office and medical office buildings, with some residential scattered throughout. Main Street Village: 2555 Main Street, Irvine (1.42 spaces per DU) There is no on-street parking or other public parking facilities in the immediate vicinity of the site. There are existing bus stops located nearby, specifically at the intersections of Siglo/Main Street and Jamboree Road/Main Street. The nearest Park & Ride lot is located about 1.5 miles to the southeast of Main Street Village, near the intersection of Culver Drive at Sandburg Way. The adjoining land uses to Main Street Village consist of mostly office and residential uses. Paragon at Old Town: 700 S. Myrtle Avenue, Monrovia (1.48 spaces per DU) On-street parking is generally permitted in the vicinity of the site, most notably along Myrtle Avenue (north of Walnut Avenue), Olive Avenue, Walnut Avenue, and Ivy Avenue. The nearest existing bus stop is located at the intersection of Primrose Avenue/Walnut Avenue. An existing Park & Ride lot and Metro Light Rail station is located about 0.7 miles to the south of Paragon at Old Town, near the intersection of Myrtle Avenue/Duarte Road. The adjoining land uses to Paragon at Old Town consist of shopping/food uses to the north, residential uses to the east, and office/warehouse building to the south and west. 6-47 Mr. Robert Bisno October 3, 2017 Page 6 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc Trio Apartments: 44 N. Madison Avenue, Pasadena (1.22 spaces per DU) On-street parking is generally permitted in the vicinity of the site, most notably along Madison Avenue, Colorado Boulevard, and Union Street. Further, several paid public parking lots are located nearby, including on the west side of Madison Avenue and a few south of Colorado Boulevard. Existing bus stops are located at the intersection of El Molino Avenue/Union Street, as well as various bus stops located Colorado Boulevard. An existing Park & Ride lot is located about 0.5 miles to the northwest of Trio Apartments, near the intersection of Marengo Avenue/Walnut Street. Further, existing Metro Light Rail stations are located at Lake Street/I-210 Freeway (about 0.5 miles from Trio Apartments) and near Raymond Avenue/Holly Street (about 0.5 miles from Trio Apartments). The adjoining land uses to Trio Apartments consist of mostly office and commercial uses. Adagio on the Green: 2660 Oso Parkway, Mission Viejo (1.45 spaces per DU) There is no on-street parking or other public parking facilities in the immediate vicinity of the site. Existing bus stops are located nearby, specifically at the intersections of Country Club Drive/Oso Parkway and Marguerite Parkway/Oso Parkway. There is no Park & Ride facility in the nearby vicinity of Adagio on the Green. The adjoining land uses to Adagio on the Green consist of mostly residential uses, with a golf course to the north and south of Oso Parkway and some commercial uses. Skye at Laguna Niguel: 28100 Cabot Road, Laguna Niguel (1.49 spaces per DU) There is no on-street parking or other public parking facilities in the immediate vicinity of the site. The nearest existing bus stop is located at the intersection of Cabot Road/Crown Valley Parkway. An existing Park & Ride lot and Metrolink train station is located immediately east of the SR-73 Freeway, along Forbes Road (about 0.2 miles from Skye at Laguna Niguel). The adjoining land uses to Skye at Laguna Niguel consist of mostly residential uses, with commercial uses to the east. Apex Laguna Niguel: 27960 Cabot Road, Laguna Niguel (1.28 spaces per DU) There is no on-street parking or other public parking facilities in the immediate vicinity of the site. The nearest existing bus stop is located at the intersection of Cabot Road/Crown Valley Parkway. An existing Park & Ride lot and Metrolink train station is located about 0.3 miles to the southeast from Apex Laguna Niguel, along Forbes Road. The adjoining land uses to Apex Laguna Niguel consist of mostly residential uses, with commercial uses to the east. Based on the above descriptions of six existing sites, locational and parking-related characteristics are similar and comparable to the Project (i.e., not located in a TOD/Transit-Oriented Development, with no off-site parking nearby, which can reduce on-site parking needs), with their empirical parking demand ratios considered to be indicative of the Project’s potential parking needs. The Project will be 6-48 Mr. Robert Bisno October 3, 2017 Page 7 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc providing a supply of 445 spaces, which, when divided by 260 dwelling units, corresponds to a parking supply ratio of 1.71 spaces per dwelling unit. This supply ratio of 1.71 spaces per dwelling units is 15% to 40% greater than the empirical ratios from the six comparable sites most similar to the Project. Project Parking Supply versus Demand The bottom portion of Table 2 estimates the project’s parking needs based on the application of the average, 85th percentile, and 95th percentile parking rates from comparable sites. For the 260 units as now proposed, it is estimated that the average demand would be 351 spaces, the 85th percentile demand would be 385 spaces, and the 95th percentile demand would be 419 spaces. Comparing the 95th percentile demand of 419 spaces against the proposed supply of 445 spaces yields a surplus of 26 spaces. Residential guest parking will be shared with the retail component of the Project. Based on ULI’s Shared Parking publication, the peak parking time periods for retail uses occur on weekends between 1:00 PM and 5:00 PM, which does not coincide or overlap with the residential peak parking demand occurring on weeknights during overnight hours. On a theoretical basis, the “standalone” parking requirement for the 6,561-SF retail component of the Project would be 33 spaces (calculated based on the City Code ratio for retail of 5 spaces per 1,000 SF). Applying ULI hourly profiles (i.e., 0% at 12:00 AM/midnight on a weeknight, and 100% at 2:00 to 3:00 PM on a weekend) to this 33-space requirement yields no spaces for a weeknight, and 33 spaces for the weekend, from a “shared demand” standpoint. This indicates that the retail component will not generate any overlapping demand with the residential guest parking during the late weeknight/overnight peak period. During the weekend/Saturday midday peak period for retail, up to 33 spaces for retail will need to be shared with residential guests. Comparing the 33-space retail demand against the 53 guest parking spaces to be provided by the Project corresponds to a remainder of 20 spaces for residential guest use on weekend afternoons. The residential guest demand during weekend afternoons is estimated by applying an empirical ratio of 1.13 spaces per unit (the greatest Saturday afternoon ratio reported on Table 2) to 260 units, multiplying by 25% (City Code requirement for guest parking), then multiplying by 20% (the time-of-day factor per ULI’s Shared Parking methodology), resulting in a residential guest demand of 15 spaces. Adding this 15- space demand for residential guests to the 33-space demand for retail yields a total demand of 48 spaces. Comparing the 48-space residential guest and retail total 6-49 Mr. Robert Bisno October 3, 2017 Page 8 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc demand against the 53 guest parking spaces to be provided by the Project corresponds to a surplus of 5 spaces. Given these results, we conclude that the proposed parking supply of 445 spaces is adequate to accommodate the Madison Mixed-Use Development anticipated parking needs. PARKING MANAGEMENT PLAN To ensure adequate parking is provided for both guests and resident of the Project, it is recommended that a Parking Management Plan (PMP) be prepared that outlines the proposed allocation of on-site parking supply, along with key parking management strategies, to maximize the availability of parking for the various user groups associated with the Madison Mixed-Use Development project. Parking Management Plan Measures Subject to review by the Project proponent and the City, the PMP measures described below could be considered for implementation by the Project:  The PMP should restrict residents from parking in non-resident spaces.  The PMP should help develop the framework for a detailed parking agreements between the leasing office and the tenants. 1. Provide signage to indicate which spaces on the ground floor are to be assigned for prospective resident tenant or short-term parking for the retail component of the Project, as determined by the leasing office/property management company. 2. Provide signage to indicate that location and number of parking spaces allocated for resident guest usage; also identify that these spaces can also be used by patrons of the retail business. 3. Direct employees of the leasing office and retail business to use the unassigned parking spaces. 4. Provide signage at the resident vehicular gate on Level P1 to indicate “Resident Parking Only”. 5. Establish a program which would require residents to register their vehicle (and provide their vehicles’ license plate numbers), and pick up a gate card-key. They should be given written parking regulations and a parking map with key allocations to restrict them from parking in non-resident areas at any time, and require that they inform their guests where to park. 6. To maximize the use the Project’s tandem (2nd access) spaces, 44 of the tandem spaces should be designated to each of the 44 two bedroom units, while 8 of the tandem spaces should be assigned to the 4 three bedroom units and 4 live/work units. The remaining 11 of the 63 tandem spaces should be made available and 6-50 Mr. Robert Bisno October 3, 2017 Page 9 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc assigned to specific units of the studio units and/or 1 bedroom units, as determined by the leasing office/property management company. SUMMARY OF FINDINGS AND CONCLUSIONS 1. The Madison Mixed-Use Development Project is proposing to construct a podium style apartment project consisting of up to 260 multi-family residential units and 6,561 square-feet (SF) of retail/commercial space in the Metro East Mixed-Use Overlay Zone of the City of Santa Ana. The project site is a 2.79-acre vacant parcel of land that is located at 200 N. Cabrillo Park Drive. The proposed Project will include a total of 260 apartment homes consisting of 54 studio units, 143 one- bedroom units, 11 one-bedroom with loft units, 44 two-bedroom units, 4 three- bedroom units, 4 live/work units, and approximately 6,561 SF of ground floor retail space within two (2) suites over a two-level parking garage (plus subterranean level) with a total of 445 parking spaces. 2. This parking demand analysis validates that the proposed parking supply of 445 spaces is adequate to accommodate the parking needs of the Project. 3. Direct application of City of Santa Ana Metro East Mixed-Use Overlay Zone parking requirements to the proposed Project (260 DU) results in a total parking requirement of 520 parking spaces. With a proposed parking supply of 445 spaces, a code shortfall of 75 spaces is calculated. 4. Based on a comparison of parking ratios between twelve (12) sites within the cities of Fullerton, Orange, Santa Ana, Irvine, Costa Mesa, Monrovia, Laguna Niguel and Pasadena, a 95th Percentile “design-level” parking ratio of 1.61 was applied to the proposed 260 units which results in a parking demand of 419 spaces. With a proposed parking supply of 445 spaces, a surplus of 26 spaces is calculated. 5. Based on the above findings, we conclude that based on the application of the 95th Percentile “design-level” parking ratio of 1.61 derived from twelve (12) comparable sites, adequate parking would be provided on site to accommodate the proposed Project. 6. To ensure adequate parking is provided for both guests and resident of the Project, it is recommended that a Parking Management Plan (PMP) be prepared that outlines the proposed allocation of on-site parking supply, along with key parking management strategies, to maximize the availability of parking for the various user groups associated with the Madison Mixed-Use Development project. 6-51 Mr. Robert Bisno October 3, 2017 Page 10 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc We appreciate the opportunity to prepare this parking analysis for The Madison Mixed-Use Development. 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, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: Shane S. Green, P.E., Transportation Engineer III Attachments 6-52 N:\3700\2163755 - The Madison, Santa Ana\Parking Study\Report\3755 The Madison Parking Study 10-3-17.doc TABLE 1 PROJECT DEVELOPMENT SUMMARY1 THE MADISON, SANTA ANA Land Use / Project Description Project Development Totals The Madison Mixed-Use Development  Studio Units (603 SF Average) 54 Units  1 Bedroom Units (803 SF Average) 143 Units  1 Bedroom + Loft Units (803 SF Average) 11 Units  2 Bedroom Units (928 SF Average) 44 Units  3 Bedroom Units (1,600 SF Average) 4 Units  1 Live/Work Units (1,459 SF Average) 4 Units Total Residential Units: 260 Units Total Retail Space: 6,561 SF Parking Supply  Resident Parking – 1st Access (includes 9 H/C)  Resident Parking – 2nd Access/Tandem  Guest Parking (includes 1 H/C spaces) 329 spaces 63 spaces 53 spaces Total Parking Supply: 445 spaces 1 Source: MVE+Partners, 7/28/2017. 6-53 Tenant & Guest Tenant & Guest Peak Parking Saturday Ratio - Daytime Peak Spaces per DU Parking Ratio City Address Development Summary Parking Supply Retail Survey Period (Peak Hour) (Peak Hour) 1 Anton Residential Mid-Rise Building Costa Mesa 580 Anton Boulevard 250 Unit Luxury Apartments • 80 2 Bedroom Units • 170 Studio/1 Bedroom Units Structure 438 Spaces • Residents - 330 sp. • Guests - 108 sp. ----1.75 (Peak Hour N/A)-- 2 Main Street Village [a]Irvine 2555 Main Street 481 Unit Apartments • 265 1 Bedroom Units • 200 2 Bedroom Units • 16 3 Bedroom Units Structure 1,020 Spaces • Residents - 847 sp. • Public/Guests - 173 sp. --Wednesday & Thursday 10PM-12AM 1.42 (@ 12:00 AM)-- 3 279 Unit Complex [b]Irvine -- 279 Unit Apartments • 2 Studio Units • 162 1 Bedroom Units • 115 2 Bedroom Units Gated Structure 600 Spaces -- Tuesday 6PM-1AM 1.36 (Peak Hour N/A)-- 4 403 Unit Complex [b]Irvine -- 403 Unit Apartments • 326 1 Bedroom Units • 77 2 Bedroom Units Gated Structure 643 Spaces -- Tuesday 6PM-1AM 1.29 (Peak Hour N/A)-- 5 460 Unit Complex [b]Orange -- 460 Unit Apartments • 256 1 Bedroom Units • 204 2 Bedroom Units Gated Structure, Gated Surface Lot 784 Spaces -- Tuesday 6PM-1AM 1.4 (Peak Hour N/A)-- 6 183 Unit Complex [b]Fullerton -- 183 Unit Apartments • 129 1 Bedroom Units • 54 2 Bedroom Units Gated Residential Structure 223 Residential Spaces Yes -- 1.1 (Peak Hour N/A)-- 7 250 Unit Complex [b]Santa Ana -- 250 Unit Apartments • 108 1 Bedroom Units • 145 2-3 Bedroom Units Gated Residential Structure 453 Residential Spaces Yes -- 0.94 (Peak Hour N/A)-- 8 Paragon at Old Town [a]Monrovia 700 S. Myrtle Avenue 163 Unit Apartments • 82 1 Bedroom Units • 81 3 Bedroom Units Surface Lot, On-Street Parking 404 Spaces • Residents - 329 sp. • Public/Guests - 75 sp. --Wednesday & Thursday 6PM-12AM 1.48 (@ 11:00 PM)-- 9 Trio Apartments [a]Pasadena 44 N. Madison Avenue 304 Unit Apartments • 46 Studio Units • 141 1 Bedroom Units • 117 2 Bedroom Units Surface Lot, On-Street Parking 480 Spaces • Residents - 450 sp. • Public/Guests - 30 sp. --Wednesday & Thursday 10PM-12AM 1.22 (@12:00 AM)-- 10 Adagio on the Green [d] Mission Viejo 2660 Oso Parkway 256 Unit Apartments Garage, Surface Lot 512 Spaces • Residents - 424 sp. • Public/Guests - 88 sp. -- Wednesday & Thursday 7PM-2AM Saturday: 12PM-3PM, 7PM-2AM 1.45 (@12:00 AM) 0.97 (@ 2:00 PM & 3:00 PM) 11 Skye at Laguna Niguel [d] Laguna Niguel 28100 Cabot Road 142 Unit Apartments • 97 1 Bedroom Units • 45 2 Bedroom Units Garage 294 Spaces • Residents - 240 sp. • Public/Guests - 54 sp. -- Wednesday & Thursday 7PM-2AM Saturday: 12PM-3PM, 7PM-2AM 1.49 (@ 11:00 PM) 1.07 (@ 12:00 PM) 12 Apex Laguna Niguel [d] Laguna Niguel 27960 Cabot Road 284 Unit Apartments • 32 Studio Units • 161 1 Bedroom Units • 91 2 Bedroom Units Garage 539 Spaces • Residents - 461 sp. • Public/Guests - 78 sp. -- Wednesday & Thursday 7PM-2AM Saturday: 12PM-3PM, 7PM-2AM 1.28 (@ 2:00 AM) 1.13 (@ 3:00 PM) Average:1.35 85th Percentile: 1.48 95th Perentile: 1.61 1.37 1.52 1.65 1.58 - 1.66 1.62 1.45 378 414 451 Notes: [a] Source: Parking Demand Analysis for the Proposed Fifth Avenue/Huntington Drive Mixed-Use Project City of Monrovia, California, prepared by LLG, Oct. 2012 [b] Source: Parking Study for AMLI Orange Apartment Project , prepared by IBI Group, Nov. 2012 [c] Source: Parking Reform Made Easy , Richard W. Willson, 2013 [d] Source: Counts collected by LLG on December 2016. 85th Percentile: ULI Shared Parking : Residential (Rental) Units Field Studies in Ontario and Rancho Cucamonga [c] American Community Survey (ACS) in Ontario [c] Household Surveys in San Bernardino and Riverside [c] TABLE 2 COMPARABLE SITE DEVELOPMENT AND PARKING RATIO SUMMARY Parking Facility THE MADISON, SANTA ANA Additional Parking Ratio References: Parking Calculation Using Empirical Rates Above (280 DU's for the Madison) Average Demand (1.35 x 280 DUs): 85th Percentile Demand (1.48 x DUs): 95th Percentile Demand (1.61 x DUs): Comparable Site ITE Parking Generation , 4th Edition High-Rise Apartment Average: 6-54 6 - 5 5 6 - 5 6 6 - 5 7 6- 5 8 6-59 6-60