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HomeMy WebLinkAbout08-24-10 AGENDA PACKETPLANNING COMMISSION AGENDA AUGUST 24, 2020 Minh Thai Executive Director CITY OF SANTA ANA PLANNING COMMISSION REGULAR MEETING AGENDA AUGUST 24, 2020 5:30 P.M. VIRTUAL MEETING MARK McLOUGHLIN Chair, Citywide Representative CYNTHIA CONTRERAS-LEO Vice Chair, Ward 5 Representative NORMA GARCIA Ward 1 Representative FELIX RIVERA Ward 2 Representative KENNETH NGUYEN Ward 3 Representative V. THAI PHAN Ward 4 Representative THOMAS MORRISSEY Ward 6 Representative 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. Translation Services: For translation services in other languages, contact Sarah Bernal at sbernal@santa-ana.org no later than 48 hours prior to the scheduled meeting. Special Assistance: If you need special assistance to participate in this meeting, please contact Michael Ortiz, 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 Planning Manager Sarah Bernal Recording Secretary Due to Governor Gavin Newsom's Executive Order and the City Council's Proclamation of Local Emergency, we can no longer offer an in-person meeting location for the community to attend public meetings. To watch the open meeting.:  Visit the City’s website santa-ana.org/city-meetings and select the active link for the current Planning Commission meeting  Visit the City’s YouTube site at youtube.com/cityofsantaanavideos/live To provide a phone comment:  You may comment by phone while the meeting is in progress by calling 669-900-9128. Enter Meeting ID: 315 965 149# when prompted. While the item that you would like to comment on is being discussed, dial *9 to let us know that you want to speak. You will have 3 minutes to state your name, whether you are in support of or in opposition to the item, and why. If you are calling in and watching YouTube, please turn your volume down on YouTube to limit any feedback when you speak. To provide a written comment:  You may submit a comment by e-mail at ecomments@santa-ana.org (reference ‘”Planning Commission Public Comment for Agenda Item No. #” in the subject line). Make sure to include your name, whether you are in support of or in opposition to the item and why. Comments received by 5:00 p.m. on the day of the meeting will be distributed to the Commission prior to the start of the meeting and will also be posted on our website at www.santa-ana.org/cc/city-meetings. The Clerk will provide a summary report of the comments received on each item. Comments received after 5:00 p.m. may not be distributed to the Commission but will be posted on the City's website at the earliest possible opportunity after the meeting. PLANNING COMMISSION AGENDA AUGUST 24, 2020 Basic Planning Commission Meeting Information The Planning Commission Agenda can be found online at https://www.santa-ana.org/cc/city-meetings Planning Commission: The Santa Ana Planning Commission consists of seven residents of the city who are appointed by Santa Ana City Councilmembers. The Commission meets regularly on the second and fourth Monday of each month Meetings begin at 5:30 p.m., unless otherwise noted. The Planning Commission is responsible for providing input to the City Council on long-range planning. Santa Ana’s long-range planning goals are embodied in the General Plan. The General Plan and the amendments to it are reviewed by the Planning Commission and adopted by the City Council. The General Plan is implemented through the City’s development regulations. The Planning Commission has the authority to approve or deny applications concerning development within the City. The category of applications includes Tentative Tract Maps, Conditional Use Permits, Minor Exceptions, and Variances. The Planning Commission also makes recommendations to the City Council on all applications for amendments to Zoning and the General Plan. Agenda and Staff Reports An agenda along with staff reports are provided for each Planning Commission meeting. The Planning Commission agenda and staff reports is posted at least 72 hours prior the meeting on the City’s website at www.santa-ana.org/cc/city-meetings, and on the posting boards outside the Civic Center entrance, Council Chamber, and Library. If you have any questions regarding any item of business on the agenda for this meeting, or any of the staff reports or other documentation relating to any agenda item, please contact the Planning and Building Agency at 714-667-2732. The items on the agenda are arranged in four categories: 1. Consent Calendar: These are relatively minor in nature, do not have any outstanding issues or concerns, and do not require a public hearing. All consent calendar items are considered by the Commission as one item and a single vote is taken for their approval, unless an item is pulled from the consent calendar for individual discussion. There is typically no Commission discussion of consent calendar items unless requested. 2. Business Items: Items in this category are general in nature and may require Commission action. Public input may be received at the request of the Commission. 3. Public Hearings: This category is for case applications that require, by law, a hearing open to public comment because of the discretionary nature of the request. Public hearings are formally conducted and public input/testimony is requested at a specific time. This is your opportunity to speak on the item(s) that concern you. 4. Work Study Session: Items in this category are generally items requiring discussion. No action will be taken. Public Hearing Procedure: The Planning Commission will follow the following procedure for all items listed as public hearing items: 1. The Chair will ask for presentation of the staff report; 2. The Commission will have the opportunity to question staff in order to clarify any specific points; 3. The public hearing will be opened; 4. The applicant/ project representative will be allowed to make a presentation, for a maximum of 15 minutes. 5. Members of the audience will be allowed to speak, for a maximum of 3 minutes per speaker. 6. The applicant will be given an opportunity to respond to comments made by the audience; 7. The public hearing will be closed; and 8. Discussion of the proposal will return to the Commission with formal action taken to approve, conditionally approve, deny, or continue review of the application. Appeals: The formal action by the Planning Commission regarding Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final and shall become effective after the ten-day appeal period (unless the City Council in compliance with section 41-643, 41-644 or 41-645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council). An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission’s action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. Submittal of information for dissemination or presentation Written Materials/Handouts: Any member of the public who desires to submit documentation in hard copy form may do so prior to the meeting or at the time he/she addresses the Planning Commission. Please provide 15 copies of the information to be submitted and file with the Recording Secretary at the time of arrival to the meeting. This information will be disseminated to the Planning Commission at the time testimony is given. Large Displays/Maps/Renderings: Any member of the public who desires to display freestanding large displays or renderings in conjunction with their public testimony is asked to notify the Planning and Building Agency at 714-667-2732 no later than noon on the day of the scheduled meeting. Electronic Documents/Audio-Visuals: Any member of the public who desires to display information electronically in conjunction with their public testimony is asked to submit the information to the Planning and Building Agency at 714-667-2732 no later than noon on the day of the scheduled meeting. 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 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. PLANNING COMMISSION AGENDA August 24, 2020 CITY OF SANTA ANA PLANNING COMMISSION MEETING AGENDA CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (non-agenda items): You may submit written comments by email to ecomments@santa-ana.org (reference ‘”Planning Commission Public Comment for non-agenda item” in the subject line). The deadline to submit comments is 5:00 p.m. on the day of the meeting. Comments will be viewable on the City Meetings web page. The Clerk will provide a summary report of the comments received. You may comment by phone while the meeting is in progress by calling 669-900-9128. Enter Meeting ID: 315 965 149# when prompted. While the item that you would like to comment on is being discussed, dial *9 to let us know that you want to speak. Please state your name and comment. You will have 3 minutes to speak. RECOMMENDED ACTION: Approve staff recommendation on the following Consent Calendar Item: A – C. A. MINUTES FROM THE AUGUST 3, 2020 SPECIAL MEETING. RECOMMENDED ACTION: Approve the minutes. B. MINUTES FROM THE AUGUST 10, 2020 REGULAR MEETING. RECOMMENDED ACTION: Approve the minutes. C. EXCUSED ABSENCES RECOMMENDED ACTION: Excuse absent commission members. * * * END OF CONSENT CALENDAR * ** CONSENT CALENDAR You may submit written comments by email to ecomments@santa-ana.org (reference ‘”Planning Commission Public Comment for Agenda Item #” in the subject line). The deadline to submit comments is 5:00 p.m. on the day of the meeting. Comments will be viewable on the City Meetings web page. The Clerk will provide a summary report of the comments received. You may comment by phone while the meeting is in progress by calling 669-900-9128. Enter Meeting ID: 315 965 149# when prompted. While the item that you would like to comment on is being discussed, dial *9 to let us know that you want to speak. Please state your name, whether you are in support or opposition to an item and why. You will have 3 minutes to speak. PLANNING COMMISSION AGENDA August 24, 2020 PUBLIC HEARING APPEAL OF PLANNING COMMISSION ACTIONS: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. NOTICE: Legal notice was published in the Orange County Reporter on August 12, 2020 and notices were mailed at least 10 days prior. 1. VARIANCE NO. 2020-01 – Pedro Gomez, Case Planner. LOCATION: 1702 North Main Street located in the Community Commercial Museum District (C1-MD) zoning district. REQUEST: The applicant is requesting approval of a variance to allow a reduction of seven feet from the City’s setback standards of 15 feet for front and side yard and landscape areas. ENVIRONMENTAL DETERMINATION: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 – Class 3 – New Construction. A Notice of Exemption, Environmental Review No. 2020-25 will be filed for this project. RECOMMENDED ACTIONS: Adopt a Resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2020-01 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED SETBACKS AT 1702 NORTH MAIN STREET 2. CONDITIONAL USE PERMIT NO. 2020-17 AND VARIANCE NO. 2020-03 – Jerry Guevara, Case Planner. LOCATION: 1619, 1621 and 1623 East Edinger Avenue located in the Light Industrial (M1) zoning district. REQUEST: The applicant is requesting approval of the following land use entitlements: (1) a conditional use permit to allow the expansion of an existing medical clinic and (2) a variance to allow a reduction in the City’s required off-street parking standards by approximately 26 percent. ENVIRONMENTAL DETERMINATION: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 – Class 1 – Existing Facilities. A Notice of Exemption, Environmental Review No. 2019-110, will be filed for this project. BUSINESS CALENDAR You may submit written comments by email to ecomments@santa-ana.org (reference ‘”Planning Commission Public Comment for Agenda Item #” in the subject line). The deadline to submit comments is 5:00 p.m. on the day of the meeting. Comments will be viewable on the City Meetings web page. The Clerk will provide a summary report of the comments received. You may comment by phone while the meeting is in progress by calling 669-900-9128. Enter Meeting ID: 315 965 149# when prompted. While the item that you would like to comment on is being discussed, dial *9 to let us know that you want to speak. Please state your name, whether you are in support or opposition to an item and why. You will have 3 minutes to speak. PLANNING COMMISSION AGENDA August 24, 2020 RECOMMENDED ACTIONS: a) Adopt a Resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2020-17 AS CONDITIONED TO ALLOW THE EXPANSION OF AN EXISTING INDUSTRIAL MEDICAL CLINIC LOCATED AT 1619 EAST EDINGER AVENUE INTO TWO ADJACENT TENANT SPACES LOCATED AT 1621 AND 1623 EAST EDINGER AVENUE; and b) Adopt a Resolution. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2020-03 AS CONDITIONED ALLOWING A REDUCTION IN REQUIRED OFF-STREET PARKING TO FACILITATE EXPANSION OF AN EXISTING INDUSTRIAL MEDICAL CLINIC LOCATED AT 1619, 1621 AND 1623 EAST EDINGER AVENUE. ***END OF BUSINESS CALENDAR*** 3. GENERAL PLAN UPDATE – Verny Carvajal * * * END OF WORK STUDY CALENDAR * ** COMMENTS 4. STAFF COMMENTS 5. COMMISSION MEMBER COMMENTS ADJOURNMENT – The next regular meeting will be held on Monday, September 14 at 5:30 p.m. WORK STUDY CALENDAR Please note: No action will be taken. You may submit written comments by email to ecomments@santa-ana.org (reference ‘”Planning Commission Public Comment for Agenda Item #” in the subject line). The deadline to submit comments is 5:00 p.m. on the day of the meeting. Comments will be viewable on the City Meetings web page. The Clerk will provide a summary report of the comments received. You may comment by phone while the meeting is in progress by calling 669-900-9128. Enter Meeting ID: 315 965 149# when prompted. While the item that you would like to comment on is being discussed, dial *9 to let us know that you want to speak. Please state your name, whether you are in support or opposition to an item and why. You will have 3 minutes to speak. 1 PLANNING COMMISSION MINUTES August 3, 2020 ACTION MINUTES OF THE SPECIAL MEETING OF THE SANTA ANA PLANNING COMMISSION AUGUST 3, 2020 CALLED TO ORDER VIRTUAL MEETING CITY HALL, ROSS ANNEX 20 CIVIC CENTER PLAZA, ROOM 1600 SANTA ANA, CALIFORNIA 5:35 P.M. ATTENDANCE COMMISSIONERS Present: CYNTHIA CONTRERAS-LEO, Vice Chair NORMA GARCIA MARK MCLOUGHLIN, Chair KENNETH NGUYEN THOMAS MORRISSEY V. THAI PHAN FELIX RIVERA COMMISSIONERS Absent: None. PLANNING & BUILDING AGENCY STAFF Present: MINH THAI, Executive Director LISA STORCK, Assistant City Attorney ALI PEZESHKPOUR, Senior Planner SARAH BERNAL, Recording Secretary PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (on non-agenda items): • Dale Helvig commented on the General Plan virtual meetings. BUSINESS CALENDAR PUBLIC HEARING 1. ZONING ORDINANCE AMENDMENT NO. 2020-03 LOCATION: Citywide REQUEST: The City is requesting adoption of Zoning Ordinance Amendment No. 2020-03 to amend Section 41-1900 et al. of the Santa Ana Municipal Code (Chapter 41/Zoning) pertaining to the Housing Opportunity Ordinance (HOO). The proposed amendments will modernize, update and clarify various sections of the HOO and respond to current development and economic trends. 2 PLANNING COMMISSION MINUTES August 3, 2020 Executive Director Thai provided a staff presentation. Staff provided a summary report on comments received. Discussion ensued regarding recommendations made by the Ad Hoc Committee, possible economic benefits of reducing fees, applicability of the proposed ordinance, inclusionary unit requirements, current and future appropriation of inclusionary housing funds, conditions of the Inclusionary Housing Fund, prior projects and fees paid. Chair McLoughlin opened the Public Hearing. The following individuals spoke in support of the matter. • John Hannah • Tim O’Brien • Steve LaMotte • Ernesto Medrano • Luis Perez • Alfonso Ruiz • Brian (last name inaudible) The following individuals spoke in opposition to the matter. • Isuri Ramos • Carla (last name inaudible) • Dale Helvig • Nathaniel Greensides • Manny Escamilla • Luis Sarmiento • Name not provided There were no other speakers and the Public Hearing was closed. After extensive discussion on the matter, the Commission agreed on the following recommendations to be forwarded to the City Council for consideration. • Section 41-1909(a)(5) - Incorporate enforceable skilled labor requirements by incorporating “shall” and “will” in place of aspirational words such as “encouraged” or “should.” The Commission also recommended that the City Council evaluate the financial impacts of requiring skilled labors on a private development project. • Section 41-1909(a)(1) - Specify a nexus between code enforcement funding to activities that directly relate, enhance, and promote affordable housing projects and activities. • Section 41-1910(a) - Set a new review period for the Ordinance. • Section 41-1904(c)(3) - Revert back to original language requiring the full payment of fee at first building permit issuance. • Section 41-1904(c)(2)(iii) - Extend end date of April 1, 2021 to October 1, 2021 for Entitled Residential Project. 3 PLANNING COMMISSION MINUTES August 3, 2020 In addition, the Commission had an extensive discussion on Section 41-1904, which pertains to the change to the in-lieu fee. The Commission was unable to reach a consensus on a recommendation regarding the proposed in-lieu fees. Options the Commission discussed included: 1. Apply a fee reduction to $10 per square foot for all projects (entitled and future). 2. Reduce to $5 per square foot for entitled projects and $10 per square foot for future projects. Further, the Commission requested that modifications be made to the recitals section of the ordinance. Their proposals include: • Add language that establishes an emphasis on economic development and housing construction as catalysts supporting for the proposed amendments. • Add language that identifies an emphasis on the use of skilled & trained workforce with a priority for Santa Ana residents and veterans, and apprenticeships from local school and college districts. MOTION: Recommend that the City Council adopt an Ordinance: AN ORDINANCE OF THE CITY OF SANTA ANA AMENDING CHAPTER 41, ARTICLE XVIII.I (HOUSING OPPORTUNITY ORDINANCE) OF THE SANTA ANA MUNICIPAL CODE TO MODIFY APPLICABILITY AND VARIOUS IMPLEMENTATION PROVISIONS OF THE ORDINANCE MOTION: Phan SECOND: Contreras-Leo VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) ***END OF BUSINESS CALENDAR*** COMMENTS 2. STAFF COMMENTS: Executive Director Thai thanked the Commission. 3. COMMISSION MEMBER COMMENTS: • Commissioner Thai and Vice Chair Contreras-Leo thanked staff. • Chair McLoughlin requested additional time to review large projects; expressed concerns regarding the General Plan virtual meetings. 4 PLANNING COMMISSION MINUTES August 3, 2020 9:51 P.M. – The next regular meeting of the Planning Commission will be held on Monday, August 10, 2020 at 5:30 p.m. Sarah Bernal Recording Secretary 1 PLANNING COMMISSION MINUTES August 10, 2020 ACTION MINUTES OF THE REGULAR MEETING OF THE SANTA ANA PLANNING COMMISSION AUGUST 10, 2020 CALLED TO ORDER VIRTUAL MEETING CITY HALL, ROSS ANNEX 20 CIVIC CENTER PLAZA, ROOM 1600 SANTA ANA, CALIFORNIA 5:33 P.M. ATTENDANCE COMMISSIONERS Present: CYNTHIA CONTRERAS-LEO, Vice Chair NORMA GARCIA MARK MCLOUGHLIN, Chair KENNETH NGUYEN THOMAS MORRISSEY V. THAI PHAN FELIX RIVERA COMMISSIONERS Absent: None. PLANNING & BUILDING AGENCY STAFF Present: MINH THAI, Executive Director VINCE FREGOSO, Planning Manager LISA STORCK, Assistant City Attorney ALI PEZESHKPOUR, Senior Planner IVAN OROZCO, Assistant Planner KATHY KHANG, Assistant Planner FERNANDA ARIAS, Planning Assistant SARAH BERNAL, Recording Secretary PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (on non-agenda items): None. CONSENT CALENDAR ITEMS *All votes were taken by roll call. A. MINUTES FROM THE JULY 27, 2020 REGULAR MEETING MOTION: Approve the minutes. MOTION: Contreras- Leo SECOND: Rivera VOTE: AYES: Contreras-Leo, Garcia McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) 2 PLANNING COMMISSION MINUTES August 10, 2020 NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) BUSINESS CALENDAR PUBLIC HEARING 1. CONDITIONAL USE PERMIT NO. 2020-14 – Fernanda Arias, Case Planner. LOCATION: 104 East Fourth Street located in the Specific Development No. 84 (SD-84) zoning district. REQUEST: The applicant is requesting approval of a conditional use permit to allow an existing restaurant with an existing on-premises Alcoholic Beverage Control (ABC) license to remain open until 2:00 a.m. and sell alcoholic beverages until 2:00 a.m., seven days per week. Case Planner Arias provided a staff presentation. Commission discussion ensued regarding neighboring businesses, proximity to residential, noise, live entertainment, enforcement of conditions of approval, and the maintenance agreement. Recording Secretary provided a summary report of correspondence received. Chair McLoughlin opened the Public Hearing. The applicant spoke in support. There were no other speakers and the Public Hearing was closed. A motion to approve the matter was made by Commissioner Nguyen and seconded by Commissioner Contreras-Leo. Members of the commission pointed out that a multi-family residential building in close proximity to this project will be constructed in the near future and expressed concern with the possibility of noise complaints. After extensive discussion, a friendly amendment was made and accepted to add the following condition: Six months subsequent to the first occupancy of 114 East Fifth Street multi-family residential building, the Planning Division will check-in with the applicant to ensure there are no noise complaints from residents. MOTION: Adopt Resolution No. 2020-24 as amended. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2020-14 AS CONDITIONED TO ALLOW AFTER-HOURS OPERATION FOR THE EL RINCON MEXICANO RESTAURANT LOCATED AT 104 EAST FOURTH STREET MOTION: Nguyen SECOND: Contreras-Leo VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) 3 PLANNING COMMISSION MINUTES August 10, 2020 NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) 2. CONDITIONAL USE PERMIT NO. 2020-16 – Kathy Khang, Case Planner. LOCATION: 1641 East Saint Andrew Place located in the Specific Development No. 69 (SD-69) zoning district. REQUEST: The applicant is requesting approval of a conditional use permit to allow a Type 21 (Off-Sale General) Alcoholic Beverage Control (ABC) license for the sale of beer, wine and distilled spirits for off-premises consumption at a new establishment. In addition, the proposed ancillary uses include a warehousing component that will be through a Type 14 (Public Warehouse) ABC license, with instructional seminar tastings that will be through a Type 86 (Instructional Tasting) ABC license. In conjunction with the request, the applicant is also requesting a Public Convenience and Necessity (PCN) Letter due to an overconcentration of licenses in the census tract. Case Planner Khang provided a staff presentation. Commission discussion ensued regarding the hours of operation. Recording Secretary provided a summary report of correspondence received. Chair McLoughlin opened the Public Hearing. The applicant spoke in support and answered questions regarding business operations. There were no other speakers and the Public Hearing was closed. MOTION: Adopt Resolution No. 2020-25. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2020-16 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR OFF-PREMISES CONSUMPTION WITH ANCILLARY WAREHOUSING AND INSTRUCTIONAL SEMINAR TASTINGS AT A NEW ESTABLISHMENT LOCATED AT 1641 EAST SAINT ANDREW PLACE. MOTION: Phan SECOND: Contreras-Leo VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) 4 PLANNING COMMISSION MINUTES August 10, 2020 3. CONDITIONAL USE PERMIT NO. 2020-20 – Ivan Orozco, Case Planner. LOCATION: 2100 South Fairview Street located in the Light Industrial (M-1) zoning district. REQUEST: The applicant is requesting approval of a conditional use permit to renew the entitlements of an existing 65-foot high major wireless communications facility disguised as a mono-pine. Case Planner Orozco provided staff presentation. Discussion ensued regarding painting the antennas to match the color of the surrounding pine trees; the applicant indicated they would be willing to do so. Recording Secretary reported that no written correspondence was received. Chair McLoughlin opened the Public Hearing. The applicant spoke in support of the matter. There were no other speakers and the Public Hearing was closed. Discussion ensued regarding deteriorating stealth branches. Staff confirmed that there is an existing condition to address this concern. Commissioner Morrissey moved to approve the item with the following condition: Staff is to inspect the facility to verify compliance with conditions for replacement and painting of antennas six months after the date of approval. MOTION: Morrissey SECOND: Nguyen VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) MOTION: Adopt Resolution No. 2020-26 as amended. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2020-20 AS CONDITIONED TO RENEW THE ENTITLEMENTS OF AN EXISTING 65-FOOT TALL MAJOR WIRELESS COMMUNICATION FACILITY LOCATED AT 2100 SOUTH FAIRVIEW STREET. ADMINISTRATIVE MATTERS 4. DISCUSSION ON THE PLANNING DIVISION’S PUBLIC NOTICING PROCEDURES Planning Manager Fregoso provided a presentation which included the following: • State Mandated Noticing Requirements • City Mandated Noticing Requirements. 5 PLANNING COMMISSION MINUTES August 10, 2020 Discussion ensued regarding notices in alternative languages and offered suggestions on how to broaden public outreach. The following individual provided a general comment on the matter: • Dale Helvig 5. ELECTION OF OFFICERS FOR THE PLANNING COMMISSION FOR THE 2020-2021 TERM a) MOTION: Elect Mark McLoughlin as Chairperson for the 2020-2021 term. MOTION: Phan SECOND: Nguyen VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) b) MOTION: Elect Cynthia Contreras-Leo as Vice Chairperson for the 2020-2021 term. MOTION: Garcia SECOND: Rivera VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) c) MOTION: Appoint Felix Rivera as the representative from the Planning Commission to the Historic Resources Commission for the 2020-2021 term. MOTION: McLoughlin SECOND: Phan VOTE: AYES: Contreras-Leo, Garcia, McLoughlin, Morrissey, Nguyen, Phan, Rivera (7) NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) 6 PLANNING COMMISSION MINUTES August 10, 2020 ***END OF BUSINESS CALENDAR*** COMMENTS 6. STAFF COMMENTS: • Executive Director Thai: Reported that the General Plan EIR / Draft Elements has been released for public review. Congratulated Chair McLoughlin and Vice Chair Contreras-Leo on election. 7. COMMISSION MEMBER COMMENTS: • Commissioners Garcia, Morrissey, Nguyen, Phan and Rivera thanked staff and congratulated the Chair and Vice Chair on re-election. • Chair McLoughlin and Vice Chair Contreras-Leo thanked staff and thanked commissioners for re-election. 7:53 P.M. – The next regular meeting will be held on August 24, 2020 at 5:30 p.m. Sarah Bernal Recording Secretary 1 - 1 1 - 2 1 - 3 1 - 4 1 - 5 EXHIBIT 1 1 - 6 Resolution No. 2020-xx Page 1 of 7 LS 8.24.20 RESOLUTION NO. 2020-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2020-01 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED SETBACKS AT 1702 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. Leslie Gentile, representing Farmers and Merchants Bank (“Applicant”), is requesting approval of Variance No. 2020-01 as conditioned, to allow for a reduction in required setbacks at 1702 North Main Street. B. Santa Ana Municipal Code (SAMC) Sections 41-368, 41-369 and 41-372 require a front yard and side yard setback of not less than 15 feet, and a 15-foot minimum landscape setback from front and street-side yards. C. In 2004, the City Council approved several original entitlements to allow the construction of the One Broadway Plaza tower at 1109 North Broadway with additional entitlement modifications approved in 2020. The certified environmental impact report (EIR) identified a mitigation measure requiring the dedication of land at the subject site (1702 North Main Street) for a southbound right-turn lane at the Main and 17th intersection. D. The future improvements for the southbound right-turn lane would result in the widening of Main Street, the construction of new sidewalk, curb, gutter, pavement, and the relocation of the traffic signal along the Main Street and 17th Street frontages. It would also result in a loss of approximately 1,800 square feet to the subject site. E. The Applicant is proposing a 19-foot setback from Main Street, which will be further reduced to 8 feet due to an 11-foot dedication for a southbound right-turn lane at the interaction of 17th Street and Main Street. In addition, the Applicant is proposing an 8-foot setback from 17th Street. F. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the variance for this project as set forth by the Santa Ana Municipal Code. G. On August 24, 2020, the Planning Commission held a duly noticed public hearing for Variance No. 2020-01. H. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be 1 - 7 Resolution No. 2020-xx Page 2 of 7 established in order to grant Variance No. 2020-01, for a reduction in required setbacks 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. There are special circumstances related to the existing size of the property. The property is located at the northwest corner of Main and 17th streets and contains 19,708 square feet. Due to an 11-foot dedication for a future southbound right-turn lane there would be a loss of approximately 1,800 square feet to the existing property size. In order to meet the City’s minimum standards to ensure safe and efficient onsite circulation, the project necessitates the building be placed closer to the intersection, resulting in a loss of approximately seven (7) feet of setback on Main Street and 17th Street. Without the reduction in setbacks, the project would need to be redesigned, resulting in: a loss of over half of its off-street parking spaces; a reduction in drive-aisle lane widths, creating onsite circulation hazards; and/or a smaller building footprint, reducing the building’s interior floor area. The parcel’s compact size and the 11-foot dedication requirement justify the Applicant’s request for a landscape setback variance. Further, the City’s Citywide Design Guidelines encourage new buildings to be located closer to streets in an effort to improve urban design and promote pedestrian activity. Specifically, Chapter 9 (Commercial Design Guidelines), Section 9.3.2 encourages buildings to be placed closer to street frontages, with parking areas behind. Placing the proposed building closer to the intersection of Main and 17th necessitates approval of the setback reduction in order to meet this design guideline. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting this variance is necessary for the preservation and enjoyment of substantial property rights. In order to facilitate construction of a safe and efficient site that meets the City’s access, circulation, and parking codes, a reduction in setbacks is required. Finally, the reduction enables the building to be located closer to the nearby street frontages, assisting with the project meeting City design guidelines that encourage buildings placed closer to streets. 1 - 8 Resolution No. 2020-xx Page 3 of 7 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Granting this variance will not be detrimental to the public or surrounding properties. The Public Works Agency reviewed the proposed plans and did not identify concerns regarding the location of onsite circulation (drive aisles) and parking areas. The design of the driveways, drive aisles and parking areas are safe and practical and will not be detrimental to the public welfare or surrounding property. 4. That the granting of a variance will not adversely affect the General Plan of the city. The variance for a setback reduction will not adversely affect the General Plan. The project is located in a General Commercial (GC) General Plan land use designation, which allows for commercial uses such as retail, service and banks and financial institutions. The project is consistent with several goals and policies of the General Plan, including the Economic Development Element, Land Use Element, and Urban Design Element. Land Use Element Goal 1 promotes a balance of land uses to address basic community needs. Policy 1.10, encourages the location of commercial centers at arterial roadway intersections in commercial districts. The project will provide for a new commercial building on two arterial streets. Land Use Element Goal 2 promotes land uses that enhance the City’s economic and fiscal viability. Policy 2.9, supports developments that create a business environment that is safe and attractive. The Condition of Approval for property maintenance will maintain a safe and attractive environment in the community. Economic Development Element Goal 2 maintains and enhances the diversity of the City’s economic base. Policy 2.3 encourages the development of mutually beneficial and supportive business clusters within the community. The project will provide a banking and financial establishment in an area that does not currently have one, thereby providing much needed community benefit. Urban Design Element Goal 1 improves the physical appearance of the City through development of districts that project a sense of place, positive community image and quality environment. Specifically, Policy 1.5 enhances architectural forms, textures, colors, and materials for all projects. The project will feature contemporary architecture with high quality materials, and feature a “brand wall” along the north elevation enhancing the building’s contemporary design and street presence. The building’s south elevation will be enhanced with a floor-to-ceiling glass curtain wall system 1 - 9 Resolution No. 2020-xx Page 4 of 7 providing an overall enhanced design along the Main and 17th intersection. Section 2. In accordance with the California Environmental Quality Act and the CEQA Guidelines, the project is exempt from further review per Section 15303 of the Guidelines. The Class 3 exemption applies to up to four commercial buildings not exceeding a cumulative total of 10,000 square feet in floor area on sites zoned for such use, if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The proposed project is a single building under 6,000 square feet in size, not anticipated to use significant amount of hazardous substances, is not located within an environmentally sensitive area, and will have access to all necessary public services and facilities made available through the City of Santa and Orange County Fire Authority (OCFA). As a result, Categorical Exemption, Environmental Review No. 2020- 25 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Variance No. 2020-01 to allow for a reduction in required setbacks, as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated August 24, 2020, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. 1 - 10 Resolution No. 2020-xx Page 5 of 7 ADOPTED this 24th day of August, 2020. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa E. Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on August 24, 2020. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 1 - 11 Resolution No. 2020-xx Page 6 of 7 EXHIBIT A Conditions of Approval for Variance No. 2020-01 Variance No. 2020-01 to allow a reduction in required setbacks 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. 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. 2020- 02) and the staff report exhibits which are incorporated herein by reference. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 3. Prior to the issuance of a building permit, a full landscape and irrigation plan is to be submitted for review and approval. The landscape plan shall: (1) conform to the commercial landscape standards, Citywide Design Guidelines, and the City’s Water Efficient Landscape Ordinance, and (2) contain regularly-spaced vines installed along the entire lengths of the new perimeter wall and the trash enclosure so as to form a natural graffiti deterrent. 4. The Applicant shall be responsible for maintaining the premises free of graffiti. All graffiti shall be removed within 24 hours of occurrence. 5. A Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: (a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the 1 - 12 Resolution No. 2020-xx Page 7 of 7 construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (e) If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (f) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement. (g) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (h) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. 1 - 13 EXHIBIT 2 1 - 14 7/22/2020 . apps.spatialstream.com/production/dashboard/8/9/0/CurrentBuild/html/Reporting.html#1/1 VAR 2020-01, Farmers & Merchants Bank1702 North Main Street Exhibit 2 – Vicinity Zoning and Aerial View © 2020 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 250 feet 1 - 15 EXHIBIT 3 1 - 16 EXISTING BUILDINGTO BE DEMOLISHEDTWO STORYBUILDING AREA:2,920 X2 =5,840 S.F.ALLEY ADJACENTBUILDING(N.I.C.)CLLC 9ADJACENTPARKING(N.I.C.)23'-0"6'-0"9'-0"8'-0"9'-0"23'-0"18'-0"23'-8"5'-8" 12'-2" 54'-0"GL-102210718'-0"18'-0"4@9'-0" =36'-0"3@ 8-6" =17'-0"71'-11"90'-0"10@ 8'-6" =85'-0"16'-11"19'-2"27'-5"6'-0"6'-6"8'-0"3'-0"9'-3"7'-0"PROPOSED FARMERS ANDMERCHANTS BANK5,995 SF18'-10" 8'-0"AD146'-0"5'-1"13'-6"`3'-0"TYP.UPDN65'-3"010102020202020203040405060909091212131316441831202021234434333636370335GL-10260202DN024440DN23'-0"252510'-0"1011DN28280202142545'-6"7'-6"2'-0"1'-5"3830021924090919ADJACENTBUILDING(N.I.C.)0707077'-0"38078'-5"2'-0"3'-0"2'-2"3'-0"1'-6"4'-8"3'-8"4'-0"1'-7"04262929282612'-0"5'-0"8394@ 8-6" =34'-0"3@9'-0" =27'-0"80424410206424'-0"4'-7"4'-0"4'-0"020204025'-0"VAPNO PARKINGATM PARKINGATM PARKINGVANPOOL/EVCHARGER ONLYNOPARKING17TH STREETMAIN STREET 244043440404230204041517170404250505220724040405050205054'-3"6'-3"54422956'-0"45PROJECT DATAADDRESS:1702 N. MAIN STREET, SANTA ANA,CA 92707APN:002-164-27APPLICANT:FARMERS AND MERCHANT BANKZONING:C1 -MDLAND USE:COMMERCIALTOTAL LOT SIZE:19,708 SF (0.45 AC) BEFORE THEDEDICATION AND 0.41 AC AFTEREXISTING USE:RETAILEXISTING BLDG SF:TWO STORY: 2,920 X 2 = 5,840 S.FPROPOSED USE:PROPOSED BLDG SF:EXISTING PARKING:32PARKING CALCULATION:4/1000 GFAPARKING REQUIRED:24+2 ATM = 26PARKING PROPOSED:24 + 2 ATM (1 ADA + 1 EV)OCCUPANCY TYPE:BCONSTRUCTION TYPE:SPRINKLERED:YESKEYNOTES - SITE PLANKEYNOTE01NEW ASPHALT PAVEMENT - SEE CIVIL DRAWINGS02NEW CONCRETE CURB - SEE CIVIL DRAWINGS03NEW CONCRETE VALLEY GUTTER - SEE CIVIL DRAWINGS04NEW LANDSCAPING - SEE LANDSCAPE DRAWINGS05NEW 4" PARKING STRIPE - PER CITY GUIDELINES SEE CIVIL DRAWINGS06NEW UNDERGROUND FILTRATION - SEE CIVIL DRAWINGS07NEW CONCRETE SIDEWALK - SEE CIVIL DRAWINGS AND SCHEDULE08NEW ACCESSIBLE PARKING MARKINGS - SEE CIVIL DRAWINGS10NEW WALL MOUNTED ACCESSIBLE SIGNAGE - SEE CIVIL DRAWINGS.41NEW POLE MOUNTED VANPOLL/EV CHARGER SIGNAGE - SEE CIVIL DRAWINGS.13EXISTING TRASH ENCLOSURE TO REMAIN.14NEW CONCRETE STEPS - SEE CIVIL DRAWINGS.15NEW CONCRETE SLOPING WALK - SEE CIVIL DRAWINGS AND SCHEDULE.16EXISTING CONCRETE APRON TO REMAIN.17LANDSCAPE SETBACK - SEE LANDSCAPE DRAWINGS.18FUTURE E.V. CHARGER, PROVIDE POWER - SEE ELECTRICAL DRAWINGS19NEW RAISED CONCRETE PLANTER WALL - SEE GL-102 ENLARGED SITE PLAN & DETAILS.20EXISTING CURB /GUTTER TO BE DEMOLISHED - SEE G-100.21EXISTING BUILDING TO BE DEMOLISHED - SEE G-100.22EXISTING ELECTRICAL CABINETS TO BE RELOCATED IN THE FUTURE.23EXISTING DRIVEWAY - SEE CIVIL FOR IMPROVEMENTS.24PROPOSED PROPERTY LINE.25NEW SITE LIGHTING - SEE CONCRETE BASE DETAIL 8/GL102 & ELECTRICAL.26ZERO CURB, SEE CIVIL DRAWINGS.27RELOCATED TRAFFIC SIGNAL BOX - SEE CIVIL.28NEW CURB RAMP - SEE CIVIL DRAWINGS.29NEW DETECTABLE WARNING SURFACE BY ARMOR TILE - SEE CIVIL DRAWINGS.30FUTURE LOCATION OF ELECTRICAL CABINETS - SEE CIVIL DRAWINGS.31NEW CONCRETE WHEEL STOP- SEE DETAILS 7/GL-102.32NEW 3'X3' SIDEWALK PLANTER CUTOUT AND TREE GRATE - SEE LANDSCAPE DRAWINGS.33NEW /RELOCATED LIGHT POLE - SEE CIVIL DRAWINGS (UNDER LANDLORD'S SCOPE OF WORK)34NEW /RELOCATED FIRE HYDRANT - SEE CIVIL DRAWINGS (UNDER LANDLORD'S SCOPE OF WORK)35NEW LIGHT FIXTURE INSTALLED ON EXISTING CONCRETE BASE - SEE ELECTRICAL DRAWINGS.36NEW EXTERIOR RECESSED ALUMINUM GRID G6PC BY CS OR APPROVED EQUAL09EXISTING UNDER GROUND UTILITY BOX TO REMAIN - SEE CIVIL DRAWINGS.37EXISTING ABOVE GROUND ELECTRICAL BOX TO REMAIN - SEE CIVIL DRAWINGS.12EXISTING LANDSCAPE TO REMAIN - SEE LANDSCAPE DRAWINGS.38NEW BIKE RACK - SEE CIVIL DRAWINGS & DETAIL 6/GL-10239(2) BACKFLOW PREVENTERS - SEE LANDSCAPE / CIVIL DRAWINGS.REPLACE EXISTING SIDEWALK AND CONCRETE - SEE CIVIL DRAWINGS.40V-B42NEW PATH OF TRAVEL - SEE CIVIL DRAWINGS.11NEW WALL MOUNTED VAN ACCESSIBLE SIGNAGE - SEE CIVIL DRAWINGS.43FIRE CONTROL VALVE - SEE CIVIL DRAWINGS.44EXISTING PROPERTY LINE.4 (4 REQUIRED)BIKE PARKING PROPOSED:45NEW TRANSFORMER, SEE ELECTRICAL DRAWINGS FOR DETAILS.SITE PLANGL-101 1/8" = 1'-0"GL-1011ARCHITECTURAL SITE PLANThe Contractor shall verify and be responsible for all dimensions. DO NOT scale thedrawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec. Reproduction oruse for any purpose other than that authorized by Stantec is forbidden.Copyright Reserved1AORIGINAL SHEET - ARCH E123456BCDEF78G9RevisionByAppdYYYY.MM.DDIssuedByAppdYYYY.MM.DDSheetStantec No.TitleFacilityAgency ApprovalChkd.Dsgn.YYYY.MM.DDDwn.File Name: N/AConsultantPRELIMINARYNOT FORCONSTRUCTIONArchitect / Engineer of RecordProjectwww.stantec.com2014229400OSHPD No.1ST BUILDING PERMIT SUBMITTAL 2020.06.263/5/2020 3:47:02 PM<Pick location in Project Information>Stantec Architecture Inc.38 Technology DriveIrvine, CA 92618-5312Tel: (949) 923-6000• www.stantec.com1702 N. MAIN STREET, SANTA ANA, CA 92707FARMERS & MERCHANTS BANK17TH & MAINP-2017-XXXXX2ND PLANNING SUBMITTAL 2020.06.26N5,995 SF (4,655 SF BANK + 1,340 TENANT)BANK - B ; TENANT -B1 - 17 EXHIBIT 4 1 - 18 15234CUSTOMER LOUNGE SOFA (A &B), SELECTED BY OWNERFURNITURE LEGENDCLIENT CHAIR, SELECTED BYOWNER122JANITOR123123ELECTRICAL112112SERVER ROOM109109CONFERENCE102102TELLER105105OPS103103COPY/WORK104104ATM/ND111111UTILITY107107CASH101A101ACUSTOMERLOUNGE A110110WORK AREA113113BREAK ROOM114114UNISEXRESTROOM115115UNISEXRESTROOM121121UNISEXRESTROOM116116JANITOR108OPEN OFFICE101B101BCUSTOMERLOUNGE BABCD120120TENANT SPACE117117MANAGER101101LOBBY106FILESTORAGEMSB101101LOBBYSTAFF CHAIR, SELECTED BYOWNERCONFERENCE CHAIR, SELECTED BYOWNERCONFERENCE CHAIR, SELECTED BYOWNERBREAKROOM TABLE & CHAIRS,SELECTED BY OWNERCOFFEE TABLE, SELECTED BYOWNERCABINET, SELECTED BY OWNERMILLWORK BY GENERAL CONTRACTORA-2111__________________________A-2121__________________________A-2112__________________________A-2122__________________________24'-0"66'-0"90'-0"36'-4"17'-5" 71'-8" 17'-11"53'-9"42'-0"14'-8"15'-6"17'-11"12'-2" 4'-3"4'-0" 4'-3"3'-5"6'-0"4'-1"4'-7"12'-10"3'-6"TENANT SPACE1,340 SF1,340 SFBANK SPACE4,655 SF 1/4" = 1'-0"A-1111FLOOR PLANA-111The Contractor shall verify and be responsible for all dimensions. DO NOT scale thedrawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec. Reproduction oruse for any purpose other than that authorized by Stantec is forbidden.Copyright Reserved1AORIGINAL SHEET - ARCH E123456BCDEF78G9RevisionByAppdYYYY.MM.DDIssuedByAppdYYYY.MM.DDSheetStantec No.TitleFacilityAgency ApprovalChkd.Dsgn.YYYY.MM.DDDwn.File Name: N/AConsultantPRELIMINARYNOT FORCONSTRUCTIONArchitect / Engineer of RecordProjectwww.stantec.com2014229400OSHPD No.1ST BUILDING PERMIT SUBMITTAL 2020.06.263/5/2020 3:47:02 PM<Pick location in Project Information>Stantec Architecture Inc.38 Technology DriveIrvine, CA 92618-5312Tel: (949) 923-6000• www.stantec.com1702 N. MAIN STREET, SANTA ANA, CA 92707FARMERS & MERCHANTS BANK17TH & MAINP-2017-XXXXX2ND PLANNING SUBMITTAL 2020.06.26FLOOR PLAN1 - 19 EXHIBIT 5 1 - 20 FINISH FLOOR0"T.O ROOF21'-2"15T.O. BRAND WALL23'-0"234T.O. PARAPET15'-4"B.O. CANOPY12'-0"B.O. SUNSHADE/ CANOPY8'-0"B.O. CANOPY10'-0"T.O. PARAPET16'-0"B.O. CANOPY8'-0"T.O. PARAPET17'-2"FINISH FLOOR0"T.O ROOF21'-2"ABCDB.O. CANOPY8'-0"B.O. CANOPY8'-0"T.O. PARAPET15'-4"CURTAIN WALL SILL2'-6"FINISH FLOOR0"B.O. CANOPY12'-0"B.O. ROOF20'-0"8'-2"8'-2"3'-1 1/2"4'-0"4'-0"4'-0"4'-0"3'-1 1/2"22'-3"2'-7"4"KEYNOTES01METAL CANOPY- FASCIA DARK BRONZE02TAKTL- CONCRETE PANELS-COLOR PL7503SMOOTH STUCCO FINISH, COLOR 7502 DRY DOCK0405CURTAIN GLASS SYSTEM MANUFACTURER: ARCADIA T-500 SERIESWITH VIRACON (MANUF) GLASS COLOR EVERGREENMETAL ROOF- COLOR DARK BRONCE06PRE-FABRICATED BRONZE- ROOF DRAIN LAMBS TONGUE07PRE-FABRICATED HANDRAIL- COLOR DARK BRONZE08ATM-DH BY OTHERS09PROPOSED SIGNAGE - BY OTHER (SHOWING FOR REPRESENTATION ONLY)12ACCESSIBLE PARKING SIGNAGE - BY OTHER (SHOWING FOR REPRESENTATION ONLY)13STOREFRONT GLASS/ALUMINUM SYSTEM-COLOR DARK BRONZE10PREFINISHED PARAPET COPING: COLOR TO MATCH SHERWIN WILLIAMS#7502 DRY DOCK11PREFINISHED PARAPET COPING: COLOR TO MATCH TAKTL COLOR PL7514H.M. DOOR- SEE SCHEDULE-PAINTED TO MATCH ADJACENT WALL15SIGN STANDOFFS 1/4" = 1'-0"A-2111NORTH EXTERIOR ELEVATION 1/4" = 1'-0"A-2112EAST EXTERIOR ELEVATIONELEVATIONS - EXTERIORA-211The Contractor shall verify and be responsible for all dimensions. DO NOT scale thedrawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec. Reproduction oruse for any purpose other than that authorized by Stantec is forbidden.Copyright Reserved1AORIGINAL SHEET - ARCH E123456BCDEF78G9RevisionByAppdYYYY.MM.DDIssuedByAppdYYYY.MM.DDSheetStantec No.TitleFacilityAgency ApprovalChkd.Dsgn.YYYY.MM.DDDwn.File Name: N/AConsultantPRELIMINARYNOT FORCONSTRUCTIONArchitect / Engineer of RecordProjectwww.stantec.com2014229400OSHPD No.1ST BUILDING PERMIT SUBMITTAL 2020.06.263/5/2020 3:47:02 PM<Pick location in Project Information>Stantec Architecture Inc.38 Technology DriveIrvine, CA 92618-5312Tel: (949) 923-6000• www.stantec.com1702 N. MAIN STREET, SANTA ANA, CA 92707FARMERS & MERCHANTS BANK17TH & MAINP-2017-XXXXX2ND PLANNING SUBMITTAL 2020.06.261 - 21 11"2'-2"4'-5"1'-6"2'-4"1'-6"3'-4"1'-6"1'-2"4'-9"15234B.O. CANOPY8'-0"B.O. CANOPY12'-0"T.O. CURTAIN WALL12'-0"T.O. PARAPET15'-4"T.O. CANOPY13'-0"B.O. ROOF20'-0"CURTAIN WALL SILL2'-6"T.O ROOF21'-2"FINISH FLOOR0"FINISH FLOOR0"T.O. PARAPET17'-2"T.O. PARAPET16'-0"B.O. SUNSHADE8'-0"ABCDB.O. CANOPY10'-0"B.O. CANOPY8'-0"T.O ROOF21'-2"T.O. BRAND WALL23'-0"FINISH FLOOR0"FINISH FLOOR0"B.O. ROOF20'-0"T.O. PARAPET17'-2"T.O. PARAPET16'-0"KEYNOTES01METAL CANOPY- FASCIA DARK BRONZE02TAKTL- CONCRETE PANELS-COLOR PL7503SMOOTH STUCCO FINISH, COLOR 7502 DRY DOCK0405CURTAIN GLASS SYSTEM MANUFACTURER: ARCADIA T-500 SERIESWITH VIRACON (MANUF) GLASS COLOR EVERGREENMETAL ROOF- COLOR DARK BRONZE06PRE-FABRICATED BRONZE- ROOF DRAIN LAMBS TONGUE07PRE-FABRICATED HANDRAIL- COLOR DARK BRONZE08ATM-DH BY OTHERS09PROPOSED SIGNAGE - BY OTHER (SHOWING FOR REPRESENTATION ONLY)12ACCESSIBLE PARKING SIGNAGE - BY OTHER (SHOWING FOR REPRESENTATION ONLY)13STOREFRONT GLASS/ALUMINUM SYSTEM-COLOR DARK BRONZE14H.M. DOOR- SEE SCHEDULE-PAINTED TO MATCH ADJACENT WALL10PREFINISHED PARAPET COPING: COLOR TO MATCH SHERWIN WILLIAMS#7502 DRY DOCK11PREFINISHED PARAPET COPING: COLOR TO MATCH TAKTL COLOR PL75ELEVATIONS - EXTERIORA-212 1/4" = 1'-0"A-2121SOUTH EXTERIOR ELEVATION 1/4" = 1'-0"A-2122WEST EXTERIOR ELEVATIONThe Contractor shall verify and be responsible for all dimensions. DO NOT scale thedrawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec. Reproduction oruse for any purpose other than that authorized by Stantec is forbidden.Copyright Reserved1AORIGINAL SHEET - ARCH E123456BCDEF78G9RevisionByAppdYYYY.MM.DDIssuedByAppdYYYY.MM.DDSheetStantec No.TitleFacilityAgency ApprovalChkd.Dsgn.YYYY.MM.DDDwn.File Name: N/AConsultantPRELIMINARYNOT FORCONSTRUCTIONArchitect / Engineer of RecordProjectwww.stantec.com2014229400OSHPD No.1ST BUILDING PERMIT SUBMITTAL 2020.06.263/5/2020 3:47:02 PM<Pick location in Project Information>Stantec Architecture Inc.38 Technology DriveIrvine, CA 92618-5312Tel: (949) 923-6000• www.stantec.com1702 N. MAIN STREET, SANTA ANA, CA 92707FARMERS & MERCHANTS BANK17TH & MAINP-2017-XXXXX2ND PLANNING SUBMITTAL 2020.06.261 - 22 EXHIBIT 6 1 - 23 The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay.The Copyrights to all designs and drawings are the property of Stantec. Reproduction or use for any purpose other than that authorized by Stantec is forbidden.Copyright Reserved1AORIGINAL SHEET - ARCH E1 23456BCDEF78G9RevisionByAppdYYYY.MM.DDIssuedByAppdYYYY.MM.DDSheetStantec No.TitleScaleFacilityAgency ApprovalChkd.Dsgn.YYYY.MM.DDDwn.File Name: N/AConsultantPRELIMINARYNOT FOR CONSTRUCTIONArchitect / Engineer of RecordProjectDrwn ByChckd ByIssue Datewww.stantec.com2014229400OSHPD No.1ST PLANNING SUBMITAL 2020.01.281/28/2020 11:14:24 AM<Pick location in Project Information>Stantec Architecture Inc.38 Technology Drive Suite 100Irvine, CA 92618-5312Tel: (949) 923-6000 • www.stantec.com1702 MAIN STREET, SANTA ANA 92707RENDERINGSA-213FARMERS & MERCHANTS BANK17TH & MAINAuthorCheckerDesigner01/27/20AuthorCheckerP-2017-XXXXXVIEW FROM SOUTHEAST CORNER -INTERSECTION OF 17TH AND MAIN STREETVIEW FROM NORTHEAST CORNER -FACING PARKING1 - 24 2-1 2-2 2-3 2-4 2-5 EXHIBIT 1 2-6 Resolution No. 2020-xx Page 1 of 6 LS 8.24.20 RESOLUTION NO. 2020-xx 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. Edwin Mohabir, representing Concentra Health Services, Inc. (“Applicant”), is requesting approval of Conditional Use Permit (CUP) No. 2020-17 to allow the expansion of an existing 3,200-square industrial medical clinic located at 1619 East Edinger Avenue into two adjacent tenant spaces located at 1621 and 1623 East Edinger Avenue. The total floor area of the entire completed facility will be 9,600 square feet. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-472.5(j), industrial medical clinics within the Light Industrial (M1) zoning district require approval of a CUP. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the CUP for this project as set forth by the SAMC. D. On August 24, 2020, the Planning Commission held a duly noticed public hearing for CUP No. 2020-17. E. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant CUP No. 2020-17, for an industrial medical clinic, have been established as required by SAMC Section 41-638: 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 expansion of an existing industrial medical clinic will provide a service to persons and families that are working or residing in the area. The clinic will provide a benefit to the community by providing needed services to the targeted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2020-17 AS CONDITIONED TO ALLOW THE EXPANSION OF AN EXISTING INDUSTRIAL MEDICAL CLINIC LOCATED AT 1619 EAST EDINGER AVENUE INTO TWO ADJACENT TENANT SPACES LOCATED AT 1621 AND 1623 EAST EDINGER AVENUE 2-7 Resolution No. 2020-xx Page 2 of 6 population. Concentra provides occupational health, physical therapy, and urgent cares services. 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 expansion of the existing industrial medical clinic will not be detrimental to the health, safety or welfare of those residing or working in the vicinity. The facility will be operated within an existing commercial and industrial building and the proposed expansion and its operations are compatible with nearby commercial and industrial uses. Impacts are not anticipated from the project. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The industrial medical clinic will not adversely affect the economic stability or future economic development of properties in the surrounding area. The proposed industrial medical clinic expansion will occupy a vacant tenant space which will help re-establish economic use of the property and help activate the industrial center. The project also includes exterior improvement investments that will improve the appearance and economic stability of the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use complies with the regulations and conditions in Chapter 41 (Zoning) of the SAMC. As part of this application, the Applicant is proposing to conduct exterior and interior improvements to the site. The M1 zoning district allows for industrial medical clinics subject to a conditional use permit. The use is similar in nature to other uses that are permitted within the M1 zoning district. A condition of approval has been added to require front yard landscaping and a property maintenance agreement to be recorded against the property which will ensure that the property and all improvements are properly maintained. 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. The expanded industrial medical clinic will not adversely affect the General Plan. The project is located within the Industrial (IND) General Plan land use designation which plays a vital 2-8 Resolution No. 2020-xx Page 3 of 6 component to the city’s economic health. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic growth. Typical uses found in this district include light and heavy product manufacturing and assembly and commercial uses which are ancillary to industrial uses in the district. Approval of the CUP will be consistent with several goals and policies of the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City’s needs for goods and services, and Policy 5.5 encourages development that is compatible with and supporting of surrounding land uses. The proposed industrial medical clinic expansion will continue to allow Concentra to provide needed services to the City’s residents and workers. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. The Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing private structures involving negligible or no expansion of the use. The existing 12,800-square foot building is within the M1 zone which allows for such use. The proposed industrial medical clinic does not involve an expansion in use since the building has been utilized by similar industrial medical clinic uses in the past. As a result, Categorical Exemption, Environmental Review No. 2019- 110 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. 2-9 Resolution No. 2020-xx Page 4 of 6 Section 4. Conditional Use Permit No. 2020-17 shall not be effective unless and until the Planning Commission reviews and approves Variance No. 2020-03. 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. Section 5. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves CUP No. 2020-17, as conditioned in Exhibit A, attached hereto and incorporated herein for the project located at 1619, 1621 and 1623 East Edinger Avenue. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated August 24, 2020, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of August, 2020. 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, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on August 24, 2020. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2-10 Resolution No. 2020-xx Page 5 of 6 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2020-17 Conditional Use Permit No. 2020-17 for an industrial medical clinic use is approved subject to compliance, to the reasonable satisfaction of the Executive Director of the Planning and Building Agency, 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, the following conditions of approval shall be met: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. 1. All proposed site improvements must conform to the Development Project Review (DP No. 2019-45) and the staff report exhibits are incorporated herein by reference. 2. 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 if the conditional use permit must be amended. 3. The operation of the industrial medical clinic is also subject to Variance No. 2020- 03, as conditioned. 4. Prior to the issuance of a Building Permit, the Applicant shall submit a landscape and irrigation plan to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district’s landscape standards, the Water Efficient Landscape Ordinance (WELO), and the Citywide Design Guidelines. 5. Prior to the issuance of a Building Permit, a Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer/Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Maintenance Agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation; adherence to approved project phasing etc.), if applicable; 2-11 Resolution No. 2020-xx Page 6 of 6 b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses) if applicable; c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable; e. If Developer/Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Maintenance Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Maintenance Agreement; and g. The Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. 2-12 EXHIBIT 2 2-13 Resolution No. 2020-xx Page 1 of 7 LS 8.24.20 RESOLUTION NO. 2020-xx 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. Edwin Mohabir, representing Concentra Health Services, Inc. (“Applicant”), is requesting approval of Variance (VA) No. 2020-03 to allow a reduction in required off-street parking for an industrial medical clinic located at 1619, 1621 and 1623 East Edinger Avenue. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-1346, medical clinics are required to provide on-site parking at a rate of five spaces per 1,000 square feet of gross floor area. Based on this ratio, 54 parking spaces are required for the proposed industrial medical clinic and existing manufacturing use on-site. The Applicant is proposing to provide 40 parking spaces on-site, 26 percent less than the required on-site parking, therefore, requiring approval of a variance. C. Pursuant to SAMC 41-632, the Planning Commission is authorized to review and approve a variance for a reduction in off-street parking for the subject property and project as set forth by the SAMC. D. On August 24, 2020, the Planning Commission held a duly noticed public hearing for VA No. 2020-03. E. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant VA No. 2020-03, for a reduction in required off-street parking, 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 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2020-03 AS CONDITIONED ALLOWING A REDUCTION IN REQUIRED OFF- STREET PARKING TO FACILITATE EXPANSION OF AN EXISTING INDUSTRIAL MEDICAL CLINIC LOCATED AT 1619, 1621 AND 1623 EAST EDINGER AVENUE 2-14 Resolution No. 2020-xx Page 2 of 7 variance with the intent and purpose of the provisions of this Chapter. There are special circumstances related to the existing conditions of the property. In 1969, the building and site improvements were constructed which included a 12,800-square foot building. In order to meet the City’s current off-street parking requirements for an industrial medical clinic, significant modifications to the building and site, such as demolishing portions of the building, would be required. Strict application of the off-street parking regulations would not allow the tenant to expand its operations and services to its customers. The parking analysis conducted by Overland Traffic Consultants, Inc., supports the intent of the code which is to provide sufficient off-street parking. The study indicates that there would be sufficient parking for the proposed use, therefore, no parking impacts to the nearby uses or properties will be created. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting this variance is necessary for the preservation and enjoyment of substantial property rights. Granting this variance will allow the property to continue and expand its use as an industrial medical clinic which will benefit the community at large. The use is compatible with surrounding land uses and will not be detrimental to the surrounding community. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Granting this variance will not be detrimental to the public or surrounding properties. A parking analysis was conducted which concluded that a peak demand of 37 parking spaces would be needed for the combined land uses on-site. The peak demand has been determined to occur from 9:00 a.m. to 10:00 a.m., 12:00 p.m. to 2:00 p.m. and from 6:00 p.m. to 7:00 p.m. Based on the results of the parking analysis, a surplus of three (3) parking spaces will be provided on-site and the proposed 40 parking stalls are sufficient to meet the demand of both land uses. Furthermore, conditions of approval have been added to the variance which would mitigate, if there was any, impact to surrounding properties. 4. That the granting of a variance will not adversely affect the General Plan of the city. 2-15 Resolution No. 2020-xx Page 3 of 7 The variance for a reduction in required off-street parking will not adversely affect the General Plan. The project is located within the Industrial (IND) General Plan land use designation which plays a vital component to the city’s economic health. These areas provide employment opportunities for local residents, and generate municipal revenues for continued economic growth. Typical uses found in this district include light and heavy product manufacturing and assembly, and commercial uses which are ancillary to industrial uses in the district. Approval of the variance will be consistent with several goals and policies of the General Plan. The expanded industrial medical clinic will not adversely affect the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City’s needs for goods and services and Policy 5.5 encourages development that is compatible with and supporting of surrounding land uses. The proposed industrial medical clinic expansion will continue to allow Concentra to provide needed services to the City’s residents and workers. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities) of the CEQA Guidelines. The Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing private structures involving negligible or no expansion of the use. The existing 12,800-square foot building is within the M1 zone which allows for such use. The proposed industrial medical clinic does not involve an expansion in use since the building has been utilized by similar industrial medical clinic uses in the past. As a result, Categorical Exemption, Environmental Review No. 2019- 110 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a 2-16 Resolution No. 2020-xx Page 4 of 7 court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. Variance No. 2020-03 shall not be effective unless and until the Planning Commission reviews and approves Conditional Use Permit No. 2020-17. 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. Section 5. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves VA No. 2020-03 as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated August 24, 2020, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of August, 2020. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa E. Storck Assistant City Attorney 2-17 Resolution No. 2020-xx Page 5 of 7 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2020-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on August 24, 2020. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 2-18 Resolution No. 2020-xx Page 6 of 7 EXHIBIT A Conditions of Approval for Variance No. 2020-03 Variance No. 2020-03 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, the following conditions of approval shall be met: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this variance. 1. All proposed site improvements must conform to the Development Project Review (DP No. 2019-45) and the staff report exhibits are incorporated herein by reference. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the variance must be amended. 3. The operation of the industrial medical clinic is also subject to Conditional Use Permit No. 2020-17, as conditioned. 4. Prior to the issuance of a Building Permit, the Applicant shall submit a landscape and irrigation plan to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district’s landscape standards, the Water Efficient Landscape Ordinance (WELO), and the Citywide Design Guidelines. 5. Prior to the issuance of a Building Permit, a Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer/Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Maintenance Agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation; adherence to approved project phasing etc.), if applicable; b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, 2-19 Resolution No. 2020-xx Page 7 of 7 enforcement of the parking management plan, and/or restrictions on certain uses) if applicable; c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable; e. If Developer/Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Maintenance Agreement and both shall be jointly and severally liable for compliance with its terms; f. The Maintenance Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Maintenance Agreement; and g. The Maintenance Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. 2-20 EXHIBIT 3 2-21 CUP No. 2020-17 & VA No. 2020-031619, 1621 & 1623 E. Edinger Avenue Exhibit 3 - Vicinity Zoning & Aerial View © 2020 Digital Map Products. All rights reserved. 180 feet 2-22 EXHIBIT 4 2-23 CUP No. 2020-17 & VA No. 2020-03 1619, 1621 & 1623 E. Edinger Avenue Exhibit 4 – Site Photo 2-24 EXHIBIT 5 2-25 LEGENDPOT: ACCESSIBLE PATH OF TRAVEL ASINDICATED ON PLAN IS A BARRIER FREE ACCESSROUTE WITHOUT ANY ABRUPT LEVEL CHANGESEXCEEDING 1/2" IF BEVEL AT 1:2 MAX. SLOPE, ORVERTICAL LEVEL CHANGES NOT EXCEEDING 1/4"AND AT LEAST 48" IN WIDTH. THE SURFACE ISSTABLE, FIRM, AND SLIP RESISTANT. CROSSSLOPE DOES NOT EXCEED 2% AND SLOPE IN THEDIRECTION OF TRAVEL IS LESS THAN 5% SLOPE,UNLESS OTHERWISE INDICATED. LANDING ATDOORWAYS SHALL BE 2% MAX.020'40'10'5'SCALE:1"=10'PROJECT DATAProject Address:1619 E. Edinger Ave1621 E. Edinger Ave1623 E. Edinger AveAPN: 402-241-10Applicant:Edwin Mohabir (323)459-8809General Plan Land Use Designation Light IndustrialAllowable FAR ?Zoning M1Total Lot Area 33,839 square feet 0.78 ac.Existing medical office = 3200 square feetProposed medical expansion = 3200 square feetProposed Physical Therapy = 3200 square feetExisting Manufacturing = 3200 square feetParking Tabulation:Gross floor area for all medical use = 9600 square feetParking required 5 per 1000 s.f. = 48 stallsManufacturing 2 per 1000 s.f = 6.4 stallsTotal parking required= 54 stallsExisting parking= 38 stallsExisting ADA complying stalls = 2 stallsTotal provided= 40 stallsOccupancy Type:1619 E. Edinger Ave Group B Occupancy1621 E. Edinger Ave Group B Occupancy proposed1623 E. Edinger Ave Group B Occupancy proposed1625 E. Edinger Ave Group F1 OccupancyConstruction type Type VBExterior walls MasonryRoof Materials Panelized roof with wood beams and purlinsNon Sprinklered BuildingBuilding Height= 15 ft.Allowable Buiilding Height = 40 ft. per CBC Tbl. 504.3There are no existing or proposed easements.There are no fence around the property.APPLICABLE CODES:2019 California Building Code (CBC)2019 California Residential Code (CRC)2019 California Mechanical Code2019 California Plumbing Code2019 California Electrical Code2019 California Energy Code2019 California Green Standards Code (CALGreen)Santa Ana Municipal Code (SAMC)USHEET INDEX:A-1.0A-1.01A-1.1A-1.2A-1.3A-2.0A-2.1A-2.2C-1C-2L-1L-2L-3L-4L-5L-6CUP PLOT PLANDEVELOPMENT REVIEW APPROVAL SITE PLANPARKING CALCULATIONSAREA CALCULATIONSEXITING FLOOR PLANPROPOSED FLOOR PLAN OCCUPANT LOAD AND EXITING PLANCOVER SHEET SITE GRADING PLANPLANTING PLAN IRRIGATION PLAN DETAILS DETAILS DETAILSNOTESGROSS FLOOR AREA = 3200 S.F(E)USE INDUSTRIALGROSS FLOOR AREA = 3200 S.F(E)LAB TO BE CONVERTEDGROSS FLOOR AREA = 3200 S.F(E)MANUFACTURING(E)8" THICK MASONRY WALL EQUIVALENT TO 3 HOUR FIREWALL PARKING REQUIRED:5 PER 1000 S.F = 3.2X5 = 16 CARSPARKING REQUIRED:5 PER 1000 S.F = 3.2X5 = 16 CARSPARKING REQUIRED:2PER 1000 S.F = 3.2X2 = 6.4 = 6 STALLSMEDICAL OFFICEGROSS FLOOR AREA = 3200 S.F(E)VACANT TO BE CONVERTEDPARKING REQUIRED:5 PER 1000 S.F = 3.2X5 = 16 CARSTO INDUSTRIAL MEDICAL OFFICEP16P25P1NOPARKINGTO PHYSICAL THERAPYP32P15P4P5GROSS FLOOR AREA = 3200 S.F(E)USE INDUSTRIALPARKING REQUIRED:5 PER 1000 S.F = 3.2X5 = 16 CARSMEDICAL OFFICE18'-0"12'-0"5'-0"9'-0"23'-0" 5'-0"8'-6"P2P3P6P7P8P9P10P11P12P13P14P17P19P18P20P21P22P23P24P26P27P28P29P30P31P33P35P36P37P38P39P40P345'-0"5'-11"TRASH/RECY18'-0"8'-6"1" = 10'-0"EME D W I N M O H A B I RA R C H I T E C T, I N C.24979 CONSTITUTION AVE. #1435SANTA CLARITA, CA 91381TEL: 323-459-8809EDWINMOHABIR@GMAIL.COM1619-1623 EDINGER AVE.SANTA ANA, CA 92705OWNER/ADDRESS:SCOPE:DATE:07-14-2020SHEET NAME/NUMBER:NOTES/REVISIONS:ARCHITECTEMCHECKED BYEMPROJECT NO.1906DRAWN BYEMPROJECT DATA:TENANT IMPROVEMENTAND OFFICE EXPANSIONSCALEMCONTACT:LISA STEWARTCONSTRUCTION MANAGER(661)481-1851A-1.0CUP PLOT PLAN2-26 EXHIBIT 6 2-27 FS1619 EAST EDINGER1623 EAST EDINGER1621 EAST EDINGERAA-2.25D-1.51D-1.5EXISTING WALL TO REMAINPROPOSED PLAN LEGENDEXISTING STRUCTURAL CONCRETE WALL TO REMAIN INTACTEXISTING NON STRUCTURAL MASONRY WALLEXISTING DOOR AND FRAME TO REMAINNEW WALL SEE DETAIL 3 / SHEET D-1.5NEW DOOR4A-4.1TYP6A-4.11A-4.31A-4.13A-4.31A-4.21A-4.05D-1.5TYP1D-1.5TYP1D-1.5TYP3D-1.5TYPEXIST. 3'-0" WIDE EXIT DOOR W/ LEVER HARDWAREOPENABLE WITHOUT THE USE OF A KEY OR ANY SPECIALKNOWLEDGE OR EFFORT.EXIST. 3'-0" WIDE DOOR TO REMAINDOOR & FRAME SCHEDULEDOORFRAMEHARDWAREFIRE RATING & ETC.NO.SIZETYPEMAT.COREFINISHGLASSTYPEMAT.FINISHLEGENDALANODIZED ALUMINUMHMHOLLOW METALPREPRE-FINISHEDWWOODBBBALL BEARING BOLTSININSULATEDPTPAINTWSWEATHERSTRIPPINGCCHAINLPRSLEVER PRIVACY SETSCSOLID COREEEXISTING DOOR TO REMAINCLCLOSERLSLOCK SETSTSTAINDBDEAD BOLTNRPNON REMOVABLE PINSTSTOPGLGLAZINGPBPANIC BARTHALUMINUM THRESHOLD236"x84"x1-3/4"AWSCPL-HMALLPRS, CL,BREAK ROOM/RESTROOMS-PLPLASTIC LAMINATE136"x84"x1-3/4"AWPL-HMALLS, CLOFFICE/EXAM/TREATMENT/CONFERENCE/STORAGE-SCNOTE:SINGLE INTERIOR DOOR: 3'-0" X 8'-0" X 1 34" SOLID COOR, PLASTIC LAMINATE DOOR.PLASTIC LAMINATE TO BE:FORMICA #6208-1X GLAMOUR CHERRY (LUXE FINISH)., TO MATCH EXISTING.SINGLE RATED INTERIOR DOOR: 3'-0" X 6'-8" X 1 34" 20 MIN RATING. BUILDING STANDARD DOOR.SINGLE INTERIOR DOOR: 3'-0" X 8'-0" X 1 34" SOLID COOR, PLASTIC LAMINATE DOOR W/ INTRAGAL FRAMED SIDELIGHT (MAX WIDTH)1.ALL DOORS TO BE UNDERCUT TO CLEAR FINISH COVERHANG AND/OR THRESHOLD BY 14" UNLESS OTHERWISE NOTED.2.ALL DOOR FRAMES TO BE; "WESTERN INTEGRATED" 1 12" PROFILE. CLEAR ANODIZED ALUMINUM FINISH.3.PROVIDE FLOOR DOOR STOPS: IVES DOME STOP. (OR EQ)336"x84"x1-3/4"AWPLTHMALPB, CLHALLWAY-SCTTEMPERED436"x84"x1-3/4"AHMPL-HMALPB, MAGNETIC HOLD OPEN90 MIN FIRE RATED-HMTYPE AINTERIORINTERIORPROPOSED FLOOR PLANSCALE: 1/8" = 1'-0"EME D W I N M O H A B I RA R C H I T E C T, I N C.24979 CONSTITUTION AVE. #1435SANTA CLARITA, CA 91381TEL: 323-459-8809EDWINMOHABIR@GMAIL.COM1619-1623 EDINGER AVE.SANTA ANA, CA 92705OWNER/ADDRESS:SCOPE:DATE:07-14-2020SHEET NAME/NUMBER:NOTES/REVISIONS:ARCHITECTEMCHECKED BYEMPROJECT NO.1906DRAWN BYEMPROJECT DATA:TENANT IMPROVEMENTAND OFFICE EXPANSIONSCALEMCONTACT:LISA STEWARTCONSTRUCTION MANAGER(661)481-1851A-2.1PROPOSEDFLOOR PLAN AND1/8" = 1'-0"DOOR SCHEDULEINTERIOR THRESHOLD DETAILSCALE: N.T.S.EXTERIOR THRESHOLD DETAILSCALE: N.T.S.DOOR SCHEDULE2-28 EXHIBIT 7 2-29 EXHIBIT 8 2-31 2-32 1619, 1621, & 1623 E. Edinger Av.2 April 2020 Parking Demand Study Executive Summary Overland Traffic Consultants, Inc. EXECUTIVE SUMMARY This report provides an evaluation of the parking demand for the proposed project at a site located at 1619, 1621, 1623 and 1625 East Edinger Avenue in the City of Santa Ana. The Project is located on the north side of East Edinger Avenue between South Lyon Street and Grand Avenue. There is a 12,800 square foot building existing on the site. The building is separated into four 3,200 square foot units. A permitted and occupied 3,200 industrial medical office is located within the 1619 East Edinger Avenue space of the building and a 3,200 square foot manufacturing business operates within 1625 East Edinger Avenue space of the building. The Project will:  Expand the existing industrial medical office by an additional 3,200 square feet in the 1621 East Edinger Avenue space; and  Provide entitlements for the associated 3,200 square feet of physical therapy space within the 1623 East Edinger Avenue portion of the building. Surface parking for the site is provided along the southern boundary of the site and along the east and north walls of the building. After modification for path of travel and trash enclosure, there will be a total of 40 shared parking spaces provided for the building. Vehicular access is provided from East Edinger Avenue with a driveway along the western boundary of the site that is shared with the neighboring uses. The focus of this parking demand study is to determine the City of Santa Ana code required parking and determine if the 40 parking spaces provided on-site are sufficient to accommodate the peak parking demand of the Project along with the existing uses. The City of Santa Ana code required vehicle parking is 54 spaces. Institute of Transportation Engineers parking demand for the land uses has been determined to be 40 spaces. Based on determined usage of the Project including employees and patients, it has been found that a peak parking demand of 37 parking spaces would be needed for the combined existing and project expansion uses. The peak demand has been determined to occur from 9 to 10 AM, Noon to 2 PM and from 6 to 7 PM. This peak demand would be accommodated on site with a surplus of 3 spaces. 2-33 1619, 1621, & 1623 E. Edinger Av.3 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. PARKING DEMAND STUDY DESCRIPTION The focus of the parking demand study is to document the City of Santa Ana code required parking for the mixed-use building located at 1619, 1621, 1623 and 1625 East Edinger Avenue and to determine the potential future peak parking demand of the building at full occupancy. Incorporated into this analysis is a goal to continue to provide sufficient on-site parking availability to accommodate the peak demand. The 12,800 square foot building at 1619, 1621, 1623 and 1625 is currently permitted and occupied by a 3,200 square foot industrial medical office and 3,200 square foot manufacturing use. The Project, if approved, will allow for a 3,200 square foot expansion of the industrial medical office and the permit additional, associated, 3,200 square feet of physical therapy offices. Upon completion the building will house 6,800 square feet of industrial medical office with associated physical therapy and 3,200 square feet of manufacturing. A copy of the site plan is provided in Attachment A Perpendicular parking spaces are provided along the southern boundary of the site and along the east and north walls of the building. A total of 40 on-site surface parking spaces are provided. Vehicular access is provided to/from East Edinger Avenue via a shared driveway. A channelized left turn pocket is provided on East Edinger Avenue. PARKING DEMAND ANALYSIS PROCESS The first step was to determine current City of Santa Ana code-parking requirement for the Project and the site as a whole. The vehicle parking requirement is 2 spaces per 1,000 square feet for the manufacturing (Section 41-1390) and 5 spaces per 1,000 square feet for the medical office (Section 41.1346). Parking demand for the site may be reduced by use of the transit opportunities, cycling and walking in the area. The employees and patrons on site have an opportunity to use of mass transit instead of personal vehicles. Figure 1 provides a map of the Orange County mass transit services in the area. 2-34 1619, 1621, & 1623 E. Edinger Av.4 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. Figure 1 Transit Services (Focused Orange County Transit Map) Parking demand for the building based on national standards of the Institute of Transportation Engineers Parking Demand Manual was then determined based on the individual land uses and size. Hourly parking demand for the building was then determined based on the individual land uses within the building including existing uses at code required parking rate (due to inability to collect accurate current demand) and for the Project based on operator input regarding estimated number of employees and hours and patient appointment rates and length of stay. The estimated parking demand in this study was not reduced by anticipated transit usage to provide a conservative estimate of demand. 2-35 1619, 1621, & 1623 E. Edinger Av.5 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. CITY OF SANTA ANA CODE PARKING REQUIREMENT FOR SITE City of Santa Ana parking requirements have been calculated by the applying Zoning Code parking rates (Section 41-1390 & (Section 41-1346) as provided below in Table 1: Table 1 City of Santa Ana Current Zoning Code Requirements Parking Code Parking Required Land Use Size Requirement Parking Existing Medical Office 3,200 sf 5 per 1,000 sf 16 Manufacturing 3,200 sf 2 per 1,000 sf 6 Subtotal Existing 6,400 sf 22 Proposed Medical Office Expansion 3,200 sf 5 per 1,000 sf 16 Physical Therapy 3,200 sf 5 per 1,000 sf 16 Subtotal Proposed 6,400 sf 32 Total Required 12,800 sf 54 There will be 40 parking spaces on-site with the Project. The building will have 14 fewer on-site parking spaces than would be required by City code. However, as provided in the following two sections, Institute of Transportation Engineers parking demand is within the limits of the parking supply and the proposed new uses operational parking demand for patients and employees hourly in addition to the existing use will be within the limits of the parking supply. INSTITUTE OF TRANSPORTATION ENGINEERS PARKING DEMAND The Institute of Transportation Engineers (ITE) publishes a Parking Demand Handbook that provides parking demand rates for many land uses. The demand in the handbook has been determined by collecting parking data at multiple sites throughout the day. Parking demand in the ITE Parking Demand Manual, 5th Edition for manufacturing is identified as 0.82 spaces per 1,000 square feet. Parking demand for medical clinics and medical/dental offices have also been evaluated in the manual. The average rate for a 2-36 1619, 1621, & 1623 E. Edinger Av.6 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. clinic is 3.89 spaces per 1,000 square feet with 12 sites studied. The average rate for a medical/dental office is 3.23 per 1,000 square feet with 117 sites studied. The ITE clinic rate was used in the estimate of the parking demand instead of medical/dental office because it is higher. The ITE based building’s parking demand is provided on the following in Table 2. Table 2 ITE Demand 85th Code Percentile Required Land Use Size Demand Parking Existing Medical Office 3,200 sf 3.89 per 1,000 sf 12 Manufacturing 3,200 sf 0.82 per 1,000 sf 3 Subtotal Existing 6,400 sf 15 Proposed Medical OfficeExpansion 3,200 sf 3.89 per 1,000 sf 12 Physical Therapy 3,200 sf 3.89 per 1,000 sf 12 Subtotal Proposed 6,400 sf 24 Total Required 12,800 sf 39 There will be 40 parking spaces on-site with the Project which exceeds the ITE estimated parking demand by one space. HOURLY PARKING DEMAND BASED ON OPERATIONAL USE Parking demand for the project and the building as a whole at 1619, 1621, 1623 and 1625 East Edinger Avenue has been determined based on current estimated demand with the Project land use demand added. Existing Demand The existing land uses include the 3,200 square foot industrial medical office and 3,200 square foot manufacturing use. Optimally, the building site would be surveyed to determine the existing uses demand within the parking lot. Unfortunately, this report has been initiated during the coronavirus business shutdowns and government stay put request. Parking demand counts during this time would not be representative of a typical 2-37 1619, 1621, & 1623 E. Edinger Av.7 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. day. Therefore, existing parking demand was estimated as the code required parking for these two land uses. As shown in Table 1, existing parking demand is estimated as 22 parking spaces. In order to provide a conservative analysis, parking demand for every hour was estimated as 22 even though the demand would likely be smaller during different times of the day. Project Demand The Project parking demand was based on operations determined for the proposed 3,200 square foot industrial medical office expansion and the associated 3,200 square foot physical therapy office. Existing operators of the industrial medical office and physical therapy indicated the following: Patients: 24 to 33 per day with 2 to 3 per hour Employees: 9 new employees The hours of operation are from 7 AM to 9 PM. As shown in Table 3 on the following page, the Project would create a parking demand of 11 to 15 parking spaces. When added to the existing parking demand for 22 spaces, the peak parking demand is 37 parking spaces. This peak occurs from 9 to 10 AM, noon to 2 PM and again in the evening from 6 to7 PM. The building will have 6 more on-site parking spaces than would be needed according to parking demand based on operational use of the Project. Figure 2 on page 8, displays the hourly parking demand and found in Table 3 of the patients, the employees, the patients + employees, the existing uses and the combined total. 2-38 1619, 1621, & 1623 E. Edinger Av.8April 2020Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. Table 3 SITE Parking Demand 40 Parking Spaces ProvidedAdditon + Physical Project ExistingTherapy (Project) Total Uses Combined ParkingPatients Employees Parking Parking Demand Supply Parking Time In Out Parked Parked Demand Demand Expansion + Existing Available Surplus6 to 7 AM 0 0 000 0040407 to 8 AM 2 0 2911 22334078 to 9 AM 3 0 5914 22364049to 10 AM3-26 915223740310 to11 AM 2 -3 5914 223640411 to Noon 3 -3 5914 223640412 to 1 PM3-26 91522374031to 2 PM3-36 91522374032 to 3 PM 2 -3 5914 22364043 to 4 PM 2 -3 4913 22354054 to 5 PM 2 -2 4913 22354055 to 6 PM 3 -2 5914 22364046to 7 PM3-26 91522374037 to 8 PM 2 -3 5914 22364048 to 9 PM 0 -3 2911 22334079 to 10 PM 0 -2 000 004040# of Patients 33 new patients per dayStay estimated 2 hours per patient max2-39 1619, 1621, & 1623 E. Edinger Av.9April 2020Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. Figure 2, Chart of Hourly Parking Demand2-40 1619, 1621, & 1623 E. Edinger Av.10 April 2020 Parking Demand Study Parking Demand Overland Traffic Consultants, Inc. PARKING DEMAND FINDINGS & SUMMARY A demand parking analysis was conducted including the existing uses on site and the Project components including 40 parking spaces, 6,800 square feet of industrial medical office with associated physical therapy and 3,200 square feet of manufacturing.  The site does not have enough parking to meet City code requirements for 54 parking.  Enough parking is provided to meet estimated ITE Parking Demand of 40 spaces.  Hourly parking demand based on operational use at 1619, 1621, 1623 and 1625 East Edinger Avenue site is estimated as a maximum of 37 parking spaces from 9 to 10 AM, noon to 2 PM and again in the evening from 6 to7 PM.  Peak parking demand for the site with the expansion of 3,200 square foot industrial medical office and 3,200 square foot physical therapy medical office is met with 3 surplus parking spaces. 2-41 Overland Traffic Consultants, Inc. Attachment A Proposed Project Site Plan 2-42 LEGEND020'40'10'5'SCALE:1"=10'PROJECT DATAProject Address:1619 E. Edinger Ave1621 E. Edinger Ave1623 E. Edinger AveAPN: 402-241-10Applicant:Edwin Mohabir (323)459-8809General Plan Land Use Designation Light IndustrialAllowable FAR ?Zoning M1Total Lot Area 33,839 square feet 0.78 ac.Existing medical office = 3200 square feetProposed medical expansion = 3200 square feetProposed Physical Therapy = 3200 square feetExisting Manufacturing = 3200 square feetParking Tabulation:Gross floor area for all medical use = 9600 square feetParking required 5 per 1000 s.f. = 48 stallsManufacturing 2 per 1000 s.f = 6.4 stallsTotal parking required = 54 stallsExisting parking = 38 stallsExisting ADA complying stalls = 2 stallsTotal provided = 40 stallsOccupancy Type:1619 E. Edinger Ave Group B Occupancy1621 E. Edinger Ave Group B Occupancy proposed1623 E. Edinger Ave Group B Occupancy proposed1625 E. Edinger Ave Group F1 OccupancyConstruction type Type VBExterior walls MasonryRoof Materials Panelized roof with wood beams and purlinsNon Sprinklered BuildingThere are no existing or proposed easements.There are no fence around the property.SHEET INDEX:A-1.0 CUP PLOT PLANA-1.1 SITE PLANA-1.2 PARKING CALCULATIONSA-1.3 AREA CALCULATIONSA-2.0 EXITING FLOOR PLANA-2.1 PROPOSED FLOOR PLANA-2.2 OCCUPANT LOAD AND EXITING PLANC-1 COVER SHEETC-2 UTILITY PLANL-1 PLANTING PLANL-2 IRRIGATION PLANL-3 DETAILSL-4 DETAILSL-5 DETAILSL-6 NOTES1" = 10'-0"EM24979 CONSTITUTION AVE. #1435SANTA CLARITA, CA 91381TEL: 323-459-8809EDWINMOHABIR@GMAIL.COM1619-1623 EDINGER AVE.SANTA ANA, CA 92705OWNER/ADDRESS:SCOPE:DATE: 04-22-20201" = 10'-0"DATE:04-22-202024979 CONSTITUTION AVE. #1435SANTA CLARITA, CA 91381TEL: 323-459-8809EDWINMOHABIR@GMAIL.COM1619-1623 EDINGER AVE.SANTA ANA, CA 92705OWNER/ADDRESS:SCOPE:SHEET NAME/NUMBER:NOTES/REVISIONS:ARCHITECTEMCHECKED BYEMPROJECT NO.1906DRAWN BYEMPROJECT DATA:TENANT IMPROVEMENTAND OFFICE EXPANSIONSCALEMCONTACT:LISA STEWARTCONSTRUCTION MANAGER(661)481-1851A-1.0CUP PLOT PLAN2-43