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HomeMy WebLinkAbout55A - 419 E. FIRST STREET REQUEST FOR COUNCIL ACTION 4--~ ~ ~~"catl()n ls;~ r" CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: AUGUST 1, 2005 TITLE: APPEAL NO. 2005-02 (VARIANCE NO. 2004-18) TO REDUCE THE REQUIRED ON- SITE PARKING FOR FAMSA AT 419 EAST FIRST STREET - REGENCY CENTERS, APPLICANT APPROVED o As Reeommended o As Amended o Ordinanee on 1st Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO iN~~~1J.~ CITY MANAGER FILE NUMBER RECOMMENDED ACTION 1. Deny Appeal No. 2005-02. 2. Adopt a resolution denying Variance No. 2004-18. PLANNING COMMISSION ACTION On February 28, 2005, the Planning Commission denied Variance No. 2004-18 by a vote of 7:0 to reduce the required on-site parking for the expansion of FAMSA Department Store located in the General Commercial (C2) and Arterial Commercial (C5) zoning districts at 419 East First Street (Exhibit A) DISCUSSION On February 14, 2005, the Planning Commission held a public hearing and received public testimony on the variance request. Concerns with the general lack of maintenance of the center, which included trash accumulation on the site, buildings in need of repainting, and substandard and missing landscape material were raised. In addition, the Commission noted that the recommended conditions of approval included the correction of several items that were code violations, such as the removal of an illegal sign, the repair of paving and the re-striping of the parking lot. Finally, the Commission observed that the center's design restricted customers' access to all parking areaSi a design limitation was not taken into consideration in the shared parking analysis. The Commission noted that while the rear employee parking lot may be underutilized as described in the parking study, the customer parking area in the front of the commercial center was severely impacted, as confirmed by the applicant. 55A-1 Appeal No. 2005-02 (Variance No. 2004-18) August 1, 2005 Page 2 The Commission expressed serious reservations about the expansion of the center since the applicant was unable to maintain the center in good repair and lacked control of the parking lot by allowing others the use of the lot. As a result, the Commission concluded that the proposed building expansion would exacerbate the existing lack of parking and voted to deny the variance request. Subsequently, an appeal application was filed by Regency Centers on March 9, 2005 (Exhibit B). A notice of violation to correct illegal conditions on the center was issued on March 14, 2005 (Exhibit C) . On May 2, 2005, the City Council held a public hearing and received public testimony on the appeal request. Members of the Council echoed the Planning Commission concerns about maintenance, code violations and potential lack of parking. The Council continued this item to allow the applicant the opportunity to rectify the identified violations, to implement measures to improve the center's maintenance, and to evaluate the applicant's strategies to regain control of the parking. Staff has conducted periodic visits to monitor the site. Missing landscaping and seasonal color has been planted throughout the site. In addition, portions of the parking lot have been re-surfaced and re- striped. Illegal temporary signage and outdoor storage have been removed. While staff has reviewed applications for three sign permits, including one for the illegal monument sign, no sign permits have been issued at this time. Finally, other violations, such as operating outdoor vending machines, youth rides, and exterior telephones without the proper permits have not been corrected. Lastly, the applicant has submitted a revised parking study, which concludes that during the peak periods, a minimum of 150 surplus parking spaces were available in the front parking lot (Exhibit D). This study is consistent with the study reviewed by the Planning Commission (Exhibit 6 of Planning Commission staff report) . FISCAL IMPACT There is no fiscal impact associated with this action. ~no ~~~i~~e~~rector Planning & Building Agency LL:rb 11\reportS\PC&ZA\va04-18.08-1-0S.cc-appeal 55A-2 REQUEST FOR Planning Commission Action ~ ~~ ~ PLANNING COMMISSION MEETING DATE: FEBRUARY 28, 2005 PLANNING COMMISSION SECRETARY TITLE: FILED BY REGENCY CENTERS FOR VARIANCE NO. 2004-18 TO REDUCE THE REQUIRED ON-SITE PARKING FOR FAMSA AT 419 EAST FIRST STREET APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Lucy Linnaus 4t~~~ ~irector ~nning Manager RECOMMENDED ACTION Deny Variance No. 2004-18. DISCUSSION Request of Applicant Regency Centers is requesting a variance from the Santa Ana Municipal Code (SAMC) to reduce the required number of on-site parking stalls for the proposed expansion of FAMSA, a retail establishment located in the Santa Ana Downtown Plaza at 419 East First Street. Property Description The project site is an existing 100,305 square foot multi-tenant commercial center. The center is an 8.27 acre, rectangular shaped parcel of land that has street frontage on First, Spurgeon and Third Streets. The center consists of six attached buildings in an L configuration that face First and Spurgeon Streets, and two freestanding restaurant buildings adjacent to First Street. The site is fully landscaped and has 509 on- site parking spaces in two non-integrated parking areas. The parking area on the front of the lot, facing First Street, serves the center's customers as all buildings have their primary entrances oriented towards this parking area. The parking at the rear of the lot, facing Third Street, serves employees since the loading area, trash enclosures and secondary entrances are located at the rear of the building. EXHIBIT A 55A-3 Variance No. 2004-18 February 28, 2005 Page 2 The zoning designation for the site is General Commercial (C2) Third Street and Arterial Commercial (C5) facing First Street. General Plan land use designation is General Commercial (GC) with a area ratio of 0.5. facing The floor Surrounding land uses include retail uses to the family residential and commercial uses to the residential uses to the north (Exhibits 1 and 2) . west and southi single- easti and multi-family Project Description The applicant is proposing to construct a 3,881 square foot, single story addition to the rear of a 23,373 square foot attached building within the 100,305 square foot Santa Ana Downtown Plaza. The building is currently occupied by FAMSA, an international department store that sells furniture, appliances, electronics and gift items. The existing Floor Area Ratio (FAR) for the center is 0.28. With the addition, the FAR will be 0.29 (Exhibits 3, 4 and 5). The applicant also proposed to re-stripe the existing parking lot, replace deteriorated or missing landscaping and remove an illegal monument sign. Architecturally, the applicant proposes an addition that will match elements of the existing building, including the height, exterior finish and decorative tile detailing. Analysis of the Issues The Santa Ana Downtown Plaza, built in 1986, is a mixed-use center that includes several restaurants, medical offices and a variety of retail and service uses. At the time of construction, the center complied with the applicable development standards and exceeded the number of parking spaces required. Due to the City's periodic amendment of its code, the center is non-conforming as it no longer complies with the current parking, setbacks, landscape and sign standards. The Santa Ana Municipal Code (SAMC) allows the expansion of non- conforming buildings when the total floor area of the proposed expansion does not exceed 10 percent of the existing building. Since the proposed addition is 3.9 percent of the existing building area, it is within the allowance for expansion of a non-conforming building. In the case of rehabilitation or expansion of a non-conforming building of less 55A-4 Variance No. 2004-18 February 28, 2005 Page 3 than 10 percent, the code requires that signage on the building and the site must be brought into conformity, that landscape be improved to bring the site closer into compliance with current landscape requirements, and that parking be provided for the building addition at the current parking rate. Based on a site visit and review of City permits, it was determined that the building wall signs for the tenant comply with current code. However, an illegal monument sign on the site was noted, which the applicant is required to remove and will remove prior to the issuance of any building permit. In addition, the applicant will replace all missing plant material and repair all irrigation systems on the existing landscape planters as noted on the site plan to bring the site closer into compliance with the current standards. The proposed addition will occur on an existing parking area between the retail building and Third Street, displacing a total of 24 parking stalls. Using current standards, the proposed addition would require an additional 19 parking stalls. Including the number of stalls displaced by the expansion, a total of 43 parking stalls would be needed. The applicant proposes to reconfigure the rear parking area to create 20 new parking stalls. Therefore, under the current standards, the net parking deficiency generated by the proposed proj ect will be 23 stalls. The center, which has legal non-conforming parking of 509 on-site parking spaces, will be reduced to 505 parking spaces after the proposed addition. The applicant cannot comply with the requirement to meet current parking standards and is requesting a variance for a reduction in required parking stalls. The table below summarizes and compares the existing and proposed parking conditions for the center. Santa Ana Downtown Plaza Parking Analysis Required Parking Provided Deficiency Per Code Parking (Percent) Proposed 587 505 14.1 Existing 568 509 10.3 Net Change 23 -4 3.8 55A-5 Variance No. 2004-18 February 28, 2005 Page 4 In order to analyze whether or not the existing parking count would be adequate to support the proposed expansion, a parking analysis was prepared by Linscott, Law & Greenspan Engineers, a traffic engineering firm, for the proj ect. The Shared Parking Analysis for the Downtown Santa Ana Plaza provides an analysis of the parking demand based on the different activity patterns and uses within the center. The study reviews the City's parking requirement for mixed-use centers and proposes an alternative parking requirement based on the actual parking usage observed. Two methodologies were used while conducting the parking analysis. The first methodology used was based on the Urban Land Institute's (ULI) shared parking concept. The second method analyzed parking lot usage based on actual counts for the existing land uses, then compared this with what would be required for the building and proposed addition based on the city's code requirement. The study using the Urban Land Institute's (ULI) shared parking methodology concluded that there was insufficient on-site parking available to serve the proposed FAMSA expansion. However, the actual parking lot count for the existing center concluded that sufficient parking was provided to meet the peak parking demands of the shopping center (Exhibit 6). The study found that during times of peak use, the existing parking supply was parked at only 59 percent of the available capacity. Therefore, it concluded that the proposed 505 parking stalls available at the shopping center will be sufficient to accommodate future parking demand, since the peak parking demand of the center with the addition is forecasted at 352 spaces, providing a parking surplus of 153 spaces. The Planning Commission held a public hearing on February 14, 2005 and received public testimony on the variance request. Concerns about the general lack of maintenance of the center, which included trash accumulation on the site, buildings in need of paint, and substandard and missing landscape material, were raised. In addition, the Commission noted that the recommended conditions of approval included the correction of several items that were code violations, such as removal of an illegal sign and the repair of paving and re-striping of the parking lot. The Commission expressed serious reservations about the expansion of the center since the applicant was unable to maintain the center in good repair. Finally, the Commission observed that the center had non-integrated parking, which restricted the customers' access to all parking areas by design. This particular design limitation was not taken into consideration in the shared parking analysis. Therefore, it concluded that while the rear employee parking lot may be underutilized as described in the parking study, the customer 55A-6 Variance No. 2004-18 February 28, 2005 Page 5 parking area in the front of the The Commission concluded that exacerbate the existing lack of request. commercial center was severely impacted. the proposed building expansion would parking and voted to deny the variance Based upon the concerns raised at the public hearing and the project's lack of compatibility with the City's General Plan goal to promote development which enhances the quality of life, staff recommends denial of Variance No. 2004-18 (Exhibit 7). CEQA Compliance In accordance with the California Environmental recommended action is not considered a CEQA environmental documentation is required. Quality Act (CEQA), the project. Therefore no II LL:JM 11\reports\PC&ZA\va04-18.02280S.pc 55A-7 j~2 R2 EEJ P R2 r-:l P P P LJ l~~tp 0 ~08U 3~ 0 W,",LNUTST. ) 0 M1 c: Al -B C-SM Cl Cl-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC Ml M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT Rl R2 R3 SINGlE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN R4 RE SD SP ~ ~ VA 04-18 FAMSA 419 EAST FIRST STREET A c0!' - = 500 FEET 1" = 1000 FEET P LAN N N G AND BU LD EXHIBIT 1 55A-8 N G AGE N C Y .... C 0 M R C L W W ~ CONDOMINIUMS .... C/) C I A L C 0 M M E R C L THIRD STREET .... COM ERCIAL W W ~ .... C/) VACANT <( (,) ex: lJJ ~ Z 0 (,) 0 W :I: " COMMERCIAL ~ C/) ::::) ::::) D. m COMM R C I A L C/) FIRST -...I -...I -...I .,.: ~ <( <( (,) C/) I (,) (,) ex: C/) lJJ C/) lJJ ~ W ~ ~ ~ ~ D. 0 > 0 (,) 0 (,) ~ ~~ SI NGLE FAMI Y ESI DE~ TIA P R 0 J E C T SI 'JGL F14MI Y I ESI DEN T1A SECOND ST. S I T E L co MME R C I COMMERCIAL C 0 M ME R I L STREET -...I .,.: -...I .,.: .,.: <( <( C/) C/) C/) COMMERCIAL (,) (,) W S C H 0 0 L lJJ " lJJ ~~~ ~ Z ~ oCt ~ ~ C MER I L 0 0 ~ 0 0 (,) VA 04-18 FAMSA 419 EAST FIRST STREET A c0!' P LAN N N G AGE N C Y AND B U L D N G EXHIBIT 2 55A-9 :ij~~\~ ~!--------- .1!~~\\~~li. I" .;;~~ri~' <(::I . I. E · ~x ~ \\\\'\ \\\'\\\\S1 oo(~ ~ ~i~~~. ~!. ~b I;r . 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I el il ~ I ~~ ~ e~ e ~ it I ~ ~ ~ i~ '\ el il ~~ e~ ~ ~'i ~ i! ~ ~ H i! t VA 04-18 I E!!PA_~ 2 ~ February 9, 2005 Mr. Enrique Legaspi, Vice President Regency Centers 555 South Flower Street, Suite 3500 Los Angeles, CA 90071 LLG Reference No. 2.04.2591.1 Subject: Updated Shared Parking Analysis for the Proposed Famsa Expansion Project at Santa Ana Downtown Plaza Santa Ana, California Dear Mr. Legaspi: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Shared Parking Analysis for the proposed Famsa Expansion project, located within Santa Ana Downtown Plaza in the City of Santa Ana, California. Santa Ana Downtown Plaza is an existing mixed-use center, currently occupied with a variety of retail, restaurant, and office uses. Famsa, an existing furniture and appliance retail store, will be expanded by 3,881 SF for an overall building size of 27,256 SF. At completion of the proposed expansion project, a total on-site parking supply of 505 spaces will be provided. This report evaluates the parking demands of the existing and proposed land uses at Santa Ana Downtown Plaza. The parking analysis evaluates the project's parking requirements based on current City of Santa Ana zoning codes, the methodology outlined in Urban Land Institute's (ULI) Shared Parking guidelines, and existing parking surveys. Briefly, Santa Ana Downtown Plaza is forecast to have a parking deficiency based on a parking analysis per City parking codes and ULI's theoretical shared parking methodology. However, these methodologies do not necessarily reflect actual and realistic parking conditions at Santa Ana Downtown Plaza. As such, a shared analysis based on actual parking surveys at the project site was prepared and indicates that the proposed Famsa expansion project will not adversely impact the parking conditions at Santa Ana Downtown Plaza. The proposed on-site parking supply of 505 spaces is forecast to adequately accommodate future parking demands on both a weekday and weekend day. Our method of analysis, findings, and recommendations are detailed in the following sections of this report. VA 04-18 5q~T3 Engineers & Planners Traffic Transportation Parking Unscott, Law & Greenspan. Engineers 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 714.641.1587 T 714.641.0139 F www.llgengineers_com Pasadena Costa Mesa San Diego Las Vegas Philip M. Linscott, PE 11924-20001 Jack M. Greenspan, PE William A.Law, PE IRot) Paul W. Wilkinson, PE John P. Keating, PE David S. Shender, PE John A. Boarman, PE Clare M. Look-Jaeger, PE Richard E. Barretto, PE An lG2WB Company Founded 1966 Mr. Enrique Legaspi February 9, 2005 Page 2 PROJECT LOCATION AND DESCRIPTION Santa Ana Downtown Plaza is located at 421 East First Street in the City of Santa Ana, California. The project site is bound by East First Street to the south, Spurgeon Street to the west, Third Street to the north, and the terminus of Second Street to the east. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the project and depicts the surrounding street system. Table 1, located at the rear of this letter report following the Figures, presents the existing and proposed development totals for Santa Ana Downtown Plaza. Table 1 also summarizes the hours of operation for all existing and proposed land uses. As shown in Table 1, the 102,046 SF existing mixed-use center includes Food 4 Less, Famsa, McDonald's, Taco Bell, and a variety of retail, restaurant, and office uses. Please note that of the 102,046 SF that exists, 101,071 SF is currently occupied (a 975 SF suite designated for retail use is vacant). Famsa proposes to expand by 3,881 SF for an overall total building size of27,256 SF. With all other existing uses remaining the same, the mixed-use center will have a total building size of 105,927 SF. Figure 2 presents the proposed site plan for Santa Ana Downtown Plaza, which illustrates the proposed Famsa expansion. Review of this site plan indicates that at the completion of the proposed Famsa expansion, the project site will provide a total of 505 parking spaces via an on-site surface parking lot. Vehicular access to Santa Ana Downtown Plaza is provided via two driveways on First Street (i.e., one signalized, one unsignalized), one unsignalized driveway on Spurgeon Street, and three unsignalized driveways on Third Street. Please note that all project driveways provide full access (i.e., left-turns in and out, as well as right- turns in and out). PARKING SUPPLY-DEMAND ANALYSIS This parking analysis for the Famsa expansion project involves determining the expected parking needs, based on the size and type of proposed development components, versus the proposed parking supply. In general, there are two methods that can be used to estimate the site's peak parking demands. These methods include: N\25()il'.2'J42S'lt\Repon\259i Fam", Exp"n>ion Shared Parking ,\nalym 02-09-o5M ;814 Mr. Enrique Legaspi February 9, 2005 Page 3 1. application of City code requirements (which typically treat each use in the mixed-use center as a "stand alone" use at maximum demand); and 2. application of shared parking usage patterns by time-of-day (which recognizes that the parking demand for each land use component varies by time of day, day of week, and/or month of year). The shared parking methodology is certainly applicable to Santa Ana Downtown Plaza, as the individual land uses (i.e., retail, restaurant, and office uses) experience peak demands at different times of the day. PARKING CODE REQUIREMENTS To determine the number of parking spaces required to support the parking needs of the existing and proposed uses at Santa Ana Downtown Plaza, parking demand was first calculated using the City of Santa Ana Zoning Code. As mentioned previously, City parking code requirements typically treat each individual use in the commercial center as a "stand alone" use at maximum demand, as opposed to an integrated part of the commercial center. The City of Santa Ana specifies a parking ratio of 5 spaces per 1,000 SF of retail/commercial uses, 6 spaces per 1,000 SF for medical office uses, and 10 spaces per 1,000 SF for restaurant uses. Table 2 summarizes the parking requirements for the existing and proposed uses at Santa Ana Downtown Plaza using the above parking code ratios. As shown, direct application of City parking ratios to the proposed development plan results in a total parking requirement of 596 parking spaces. With a proposed on-site parking supply of 505 parking spaces, a theoretical parking deficiency of 91 spaces is forecast. However, as previously mentioned, there is an opportunity to share parking spaces based on the utilization profile of each land use component. The following section calculates the parking requirements of the proposed project based on the shared parking methodology approach. THEORETICAL SHARED PARKING ANALYSIS In order to better forecast the future parking demand for Santa Ana Downtown Plaza, a theoretical shared parking analysis was prepared. Due to the unique characteristics of the project's mixed-use development, opportunities for shared parking can be expected. N.'.2'fiO'.2<)42S'il\Report\259! Fam", Expan,i,," Shared rarking ,\nalysiS 02-il'}-05~ 181 5 Mr. Enrique Legaspi February 9, 2005 Page 4 The objective of this shared parking analysis is to forecast the peak parking requirements for the project based on the combined demand patterns of different land uses at the site. Experience indicates that combining different land uses whose parking demands peak at different times (of the day or week) generally result in a parking demand that is significantly lower than the summation of individual peak demand factors or City parking code requirement for each use. According to the ULI's Shared Parking publication, shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. Given that restaurant/food uses have peak periods (afternoons and evenings) that differ from retail uses (early afternoons), it is appropriate to utilize the shared parking concept to forecast the overall parking demand for the site. The ULI Shared Parking publication provides hourly parking accumulation rates for retail, restaurant, and office uses, expressed as a percentage of the peak demand for the day. For retail uses, peak demand occurs between 12:00-2:00 PM on weekdays and between 2:00-4:00 PM on Saturdays. The hourly factors shown for retail uses are taken directly from ULI. The retail demand profile was applied to retail uses, as well as the Famsa furniture and appliance retail store. According to the VLI Shared Parking publication, restaurant uses are shown to experience peak demands between 7:00-10:00 PM for both weekday and Saturday. The restaurant demand profile was applied to all of the restaurant land uses (i.e., fast- food and dine-in restaurants). For office uses, peak demand occurs between 10:00 AM-12:00 PM on weekdays and is minimal on Saturdays. However, given that some business offices may potentially be fully operational on the weekends, the weekday general office parking utilization profile was applied to the weekend business office use. The office parking demand profile was applied to medical office uses. Tables 3 and 4 present the Weekday and Weekend Shared Parking Analysis for the proposed project, respectively. The weekday and weekend shared parking demand analyses are based on the ULI shared parking methodology. City parking ratios, as presented in Table 2, were utilized to calculate the base peak parking demand to which the hourly factors were applied. As shown in Tables 3 and 4, the hourly variation in total parking demand for a weekday and weekend day is identified. Only a few hours of each day are shown to experience peak demand levels. For a typical weekday, the peak parking demand is forecast to occur at 1 :00 PM with a demand of 533 spaces (Table 3). With an on-site parking supply of 505 spaces, the project site is forecast to have a parking deficiency of 28 spaces. N \250'J'2.j425'J 1\ltepol1\259! Fam<a Expamlon Shared Parkmg .'naly'" 02-119-0S5A ,.;16 Mr. Enrique Legaspi February 9, 2005 Page 5 For a weekend day, Santa Ana Downtown Plaza is forecast to experience a peak. parking demand at 2:00 PM with a demand of 525 spaces (Table 4). With an on-site parking supply of 505 spaces, the project site is forecast to have a parking deficiency of20 spaces. Based on the theoretical shared parking analysis, Santa Ana Downtown Plaza will have parking deficiencies at I :00 PM and 7:00 PM on a weekday, and 2:00 PM and 3:00 PM on a weekend day. It should be noted that these parking deficiencies are based on generic parking utilization profiles not specific to the project site. As shown in Table I, a few of the existing tenants close at or prior to 7:00 PM on a weekday or are closed on Saturday and/or Sunday. As such, the theoretical shared parking demand forecast for a typical weekday and weekend day may be too conservative and not representative of actual conditions at the Santa Ana Downtown Plaza. Therefore, an additional shared parking analysis for Santa Ana Downtown Plaza was prepared based on actual parking surveys at the project site to determine realistic parking demands. The findings of this analysis are presented in the following sections of this report. PARKING SURVEYS To determine the current parking demand characteristics of the existing uses at Santa Ana Downtown Plaza, parking surveys were conducted by Transportation Studies, Inc. (TSI) on a "typical" weekday and weekend. The parking surveys, which were performed at one-hour intervals between 8:00 AM and 10:00 PM and consisted of counting the number of parked vehicles within the on-site surface lot, were conducted on Thursday, August 26, 2004 and Saturday, August 28,2004. Please note that only one suite (designated for retail use) was vacant on the days that the parking surveys were conducted. However, all of the current tenants were in full operation on these same days. The results of both weekday and weekend parking surveys are summarized in Table 5. This table presents the parking demands at the study site for each hour ofthe count day and the corresponding percent utilization. As shown in Table 5, the project site experienced a peak parking demand of 255 spaces (50% utilization) at 12:00 PM on the weekday. During a weekend day, the project site experienced a peak. parking demand of298 spaces (59% utilization) at 2:00 PM. N "'2j(of)'2<)4~591"'Repon\~591 bm<a Expan,i<Jn Sbared Parking Anal)'''' 02-P9-0SM T81 7 Mr. Enrique Legaspi February 9, 2005 Page 6 Please note that based on general traffic engineering principles, a parking utilization of 90% or greater is considered the threshold at which drivers begin to experience difficulties in finding a place to park. As presented in Table 5, the project site experienced parking demands significantly less than 90% of the parking supply throughout the two survey days. Appendix A contains the detailed parking survey data count sheets. SHARED PARKING ANALYSIS (BASED ON PARKING SURVEYS) In order to accurately forecast the future parking demand for the Santa Ana Downtown Plaza project and validate the theoretical shared parking analysis, the shared parking methodology was utilized in combination with the actual on-site parking surveys. Tables 6 and 7 present the Weekday and Weekend Shared Parking Analysis that includes data obtained from the parking surveys. As shown in these two tables, the existing parking surveys are presented in column 1. Please note that a ten percent (10%) contingency factor was applied to the existing parking survey data to allow for daily variations and/or fluctuations in existing parking demand and to allow for future potential changes in the existing tenants. This contingency factor is presented in the second column of Tables 6 and 7. The third column of Tables 6 and 7 present the shared parking demands of the currently vacant 975 SF suite that is designated for retail use. The fourth column of Tables 6 and 7 present the forecast hourly parking demands of the proposed Famsa expansion project based on City parking codes and ULI's shared parking utilization profiles for a furniture store. As shown in Table 6, the weekday peak parking demand is forecast to occur during the 12:00 PM with a demand of 303 spaces. With a parking supply of 505 spaces, a parking surplus of 202 spaces is forecast during the center's peak parking demand time period. As shown in Table 7, the project site is forecast to experience a weekend peak parking demand at 2:00 PM with 352 spaces. With a parking supply of 505 spaces, the site is forecast to provide a parking surplus of 153 spaces. N ".2;P'Y..2')4C5"t"'}(ep0,t'.C591 Fam" Expami"" Share~ Parking '\nal)'", 02-(;<)-,j5M T81 8 Mr. Emique Legaspi February 9, 2005 Page 7 Given the results of the shared parking analysis based on actual parking surveys, the on-site parking supply will be sufficient to accommodate the proposed Famsa expansion project on both the weekday and weekend day. SUMMARY OF FINDINGS AND CONCLUSIONS 1. Santa Ana Downtown Plaza is an existing 102,046 SF mixed-use development, consisting of a variety of retail, office, and restaurant uses. Famsa, a furniture and appliance retail store, proposes to expand by 3,881 SF for overall building size of 27,256 SF. With this expansion project, Santa Ana Downtown Plaza will have a total building area of 105,927 SF. 2. The project site proposes to provide a total on-site parking supply of 505 spaces. 3. Direct application of City parking codes to the existing and proposed uses at Santa Ana Downtown Plaza results in a total parking requirement of 596 parking spaces. With an on-site parking supply of 505 spaces, a parking deficiency of91 spaces is anticipated. 4. The Theoretical Shared Parking Analysis indicates that Santa Ana Downtown Plaza will have a parking deficiency for a couple of hours on a typical weekday and weekend day. However, this theoretical analysis is not representative of actual conditions at the project site and may be too conservative. 5. Existing parking surveys at the Santa Ana Downtown Plaza indicates that a peak parking demand of 255 spaces were experienced on a recent weekday. Similarly, a peak weekend parking demand of 298 spaces was experienced on a recent weekend day. These parking demands reflected a parking utilization of 50% and 59%, respectively. 6. The Shared Parking analysis based on actual parking surveys indicate that the proposed Famsa expansion project will not adversely impact the parking conditions at the Santa Ana Downtown Plaza. The proposed on-site parking supply of 505 spaces is forecast to adequately accommodate future parking demands on both a weekday and weekend day. * * * * * * * * * * * * N \25<J'!'2')425'Jt\H,p0l1\2591 FamSJ Expamion Shar<d r.rking .'nall'''' 02-09-<J65A i'B 1 9 Mr. Enrique Legaspi February 9, 2005 Page 8 We appreciate the opportunity to prepare this analysis for you and the City of Santa Ana. Should you have any questions or need additional assistance, please do not hesitate to call me at (714) 641-1587. Very truly yours, LINSCOTT, LAW & GREENSPAN, ENGINEERS for Christopher H. Nguyen, P.E. Transportation Engineer III cc: File N\25/;'),'2n425'1J\Repol1\2591 Fam" Expamion Sharod Parking Anall'''' 02-09-055A T~ 0 J"1!n5c '"00<:-50-50 >>:1I~:,"~ dOl 5MP'IOJl6S~\5MP\~6S~Xl~\OOS~\:u ~IK ~ J- r'~ lS N ~RAN[: )AV ~ I ~_]t., 1'1 ~;:;Tr-' - -~ , ~I' ,.- ,~..'I';' ,J.','II ~ ,.,'ry' ~l\l S"rfJ .". _.,~ ~.~ ~~i' ~ ~ I 'l'III~~; ~ , .- _..~ ~~. ~~ (1:' -l!'mOi">~ t ~ -;;, -' ~ 1-=-' :.e . lilf . . ~ - '. _ N10JH1;' \ - V ,,~.--- .- ,..-:i:':. ~~,O ~II _ 'T" . 1 -- ....... " : n..~ "l..i.~ ,- 'd!l':.O;:: \. ..-'-;'" _...,~ L ,- ,- L", .. _, ~"~ . 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LS ~ r: ~ ",.. t.I ';l)lnu.,'-Il (' r _. ~... 'J V". . r ~~ f,/) -. J )JTP'i ~ "1\ 1\' :Hl ~ '-' ,-. .,.-. "v .- J -;- .110 :L ;.:~.r.)tl.. ;;::'1':, t:.-.: III! - ~. ~ ID1t -;.::: ".'r t-. ~ l~ . 'I ';' ~. " lJ^,'~ n 1 r:1 Qt n 'lY.lI'il :s: ','l 0:=:: t,.., ---=..:..- ~ 31l11l 1,111 c -' .o>.J ..... I.S .~ ~'I~~~~ ~~ '2 ,,':EII" < L..< .... . ...... ........... :., -r:' I I . .i'i~.. -;";:i v;:'- r. O:/\,,&~ ~..~ i>. 'C. I ~~ ~~ i-- ,:........'.::.......... III.""'" ,-. ,~f.", S I.- 0... ',~.. .,;;LJ ,-. .... .~ . . :,;~~:' ~ ~~~'~~I".. <;~,i:~ -.-..... - . ""1 ""1-' _~ l~~ l~ll,~] II I I " \.; - Oe- loo_, ~ -' SSJtJ I.. -- ..E l C I~ F R -1:'- -r- ,~ I -' ; 55A,.21 ~. i;~ .... 'oJ \ ..' ;-.- V '-~ J.-:' ~1;'i-"ilU!lIlV },.: , ~I-~f.---~' . :;JJ-t"" I r _J I~ t~ -t-;; ~ .., I 3+t1l1l ,- =. I ': L; ~ I l.-' ~ .'.'0' I I T""'t p..<( ~ ~~ <( ~ >-1- E-4Z ::> -<( z(/) 0 - t) 1-- ........ _ 0 ~ :>w J 0 0:::: (l.. Z 0 (7j Z <( (l.. x w <( (/) ::::E <( LL =- ::1 vi 0 1S z: ~ 0::: W - l; OJ t- !:d ~ (/) in :"" <( t- ~ ::::E u .'.\1' 0 ~ W ...., I 0 t- lr:: 0::: Cl. L-- W N - u < 0::: ~T r1A ri ::::> W - 0 (/) t..~ _ L"t 1.5 ~ Z --J d:. 1.- J II,~J)DI I ...J Z ..... L.. 15 , V" 1t/o>.J~ l; ~ -*-a ::-- .-~ S9)~ 15 ;..:: .... -:-t" ;:"- ~C~ v, t ~r- 5,)[ 'I O\~ E RfIs; ~ c ,-. - ,-. 0' ...-. .- - =, ~ L - L; ..! I III Ct ~ ~ - .-:', I ! L I ;:: T~ , ~I J w -' <( u (/) o ~ z '" <( >.. I- a... .. l- V') .. 0 ~ z <:: w LLJ V') 3: LLJ t>l Z <( 0:: <:: -' -' C-'> .. I III i' D III;I! s: ~ III' I 11111 .1"1 ~i ! il 'I it I -I I Ii I Ii g ~ I b! ~il .; IiI II!I II. ,lW.H i::ill I~ t-= (f) o ~I "DUn6o ~OOl;-la-01 0i':01:01 dOl 6JoP'l:OH6Sl:\6",,\1 6Sl:tol:\OOSl:\:u u ::i~ b~ ~i Ii!; Q ;1 ~ . . . I · . ~~.! l .1 :j. Q · ~ 3!~ lUJ ~II . .~ . 'D ~~ \~~~ . g . ~. . ~~~ ~! I :l Q . g . .I~. i" ~ . g . ! ~~~~~ . _ NO:I)ijndS -~ 55&22 N j~ ~ p..<: ~ ~ ~z e-.<: ::::> _Vl tn. c; ~ ....... Q~ ~ ~...., tnO 00::: p..ll. oz p:;Q p..~ <: ll. x w <: Vl ::!: <: lL. ~I ~ (f) Q: c:: (/) ~ u ~ I u a::: < r') o Ci ~ (/) w u a::: => o (/) W ---l < () III o ~ z 1 ~ <:( ~ f- 10... '" f- J) '" i3<XlZ ::: u.J - (f)3:;w <:J1 == <:( a:: ::: ---1--JeJ <:u TABLE 1 EXISTING AND PROPOSED DEVELOPMENT TABULATION [I) Famsa Expansion, Santa Ana Retail Uses: 1. Hip Hop Zone Man-Sun (I OAM-8PM) 1,170 SF 1,170 SF o SF 2. Maria's Clothing Man-Sun (I OAM-9PM) 2,250 SF 2,250 SF o SF 3, Don Roberto Jewelry Mon-Sun (9AM-9PM) 1,125 SF 1,125 SF o SF 4. Payless Shoesource Mon-Fri (9AM-9PM); 3,000 SF 3,000 SF o SF Sat (9AM-8PM); Sun (lOAM-7PM) 5. Latin Music Warehouse Man-Sun (IOAM-7PM) 1969 SF 1,969 SF o SF 6, Cleaners Man-Sun (9AM-6PM) 1,300 SF 1,300 SF o SF 7. Angeles Vision Center Mon-Fri (9:30AM-5PM) 1,300 SF 1,300 SF o SF 8. Wateria Man-Sun (IOAM-8PM) 1,170 SF 1,170 SF o SF 9. Grace's Flowers Mon-Fri (9AM-9PM); 900 SF 900 SF o SF Sat-Sun (IOAM-9PM) 10. Ord Lifestyle Mon-Thur (IOAM-8PM); Fri (lOAM-7:30PM); 1,200 SF 1,200 SF o SF Sat (I OAM-8PM); Sun (II AM-7PM) II. Checks Cashed Mon-Sun (9AM-7PM) 910 SF 910 SF o SF 12. Sports Plus Mon-Sun (I 0:30AM-8:30PM) 3,500 SF 3,500 SF o SF 13. Food-4-Less Man-Sun (6AM-12AM) 37,972 SF 37,972 SF o SF 14. One Hour Photo Man-Sun (IOAM-7PM) 975 SF 975 SF o SF 15. Vacant N/A 975 SF 975 SF o SF 16. Salon Belleza Mon-Fri (IOAM-8PM); 975 SF 975 SF o SF Sat-Sun (9AM-8PM) 17. Una Nails Man-Sun (IOAM-8PM) 975 SF 975 SF o SF 18. Household Finance Mon-Fri (8:30AM-5:30PM); 2,667 SF 2,667 SF o SF Sat (IOAM-7PM) Retail Subtotal 64,333 SF 64,333 SF o SF 5SA,~3 TABLE 1 (continued) EXISTING AND PROPOSED DEVELOPMENT TABULATION [1) Famsa Expansion, Santa Ana Retail Furniture Uses: 19. Famsa Mon-Sun (I OAM-8PM) 23,375 SF 27,256 SF +3,881 SF Retail Furniture Subtotal 23,375 SF 27,256 SF +3,881 SF Medical Office Uses: 20. Dr. Rinaldo Gonzales Mon-Fri (lOAM-I PM; 2:30PM-7PM) 1,300 SF 1,300 SF o SF Business Office Subtotal 1,300 SF 1,300 SF o SF Restaurant Uses: 21. Panaderia, Mon-Sun (7 AM-I OPM) 2,600 SF 2,600 SF o SF Ensenada Y Restaurant 22. Little Caesars Mon-Thur (IIAM-IOPM); 1,300 SF 1,300 SF o SF Fri-Sat (IIAM-IIPM); Sun (I IAM-IOPM) 23. Golden Gate Mon-Thur (11:30AM-8PM); 910 SF 910 SF o SF Chinese Food Fri-Sat (II :30AM-9PM); Sun (II :30AM-8PM) 24. Donut Inn 24 hours daily o SF o SF o SF (part of Food-4-Less) 25. McDonald's Mon-Sun (6AM-IIPM) 4,800 SF 4,800 SF o SF 26. lugos Acapulco Mon-Sun (7AM-9PM) 900 SF 900 SF o SF 27. Taco Bell Mon- Thur (8AM-1 OPM); 2,528 SF 2,528 SF o SF Fri-Sat (8AM-12AM); Sun (8AM-IOPM) Restaurant Subtotal 13,038 SF 13,038 SF o SF n:\2500\2042591\labtes\2591 Table I Developmenl Summary. xIs 55A,24 TABLE 2 CITY CODE PARKING REQUIREMENT Famsa Expansion, Santa Ana Retail Uses 64,333 SF 5 per 1,000 SF 322 RetailIFumiture 27 ,256 SF 5 per 1,000 SF 136 Medical Office Uses 1,300 SF 6 per 1,000 SF 8 Restaurant Uses 13,038 SF 10 per 1,000 SF 130 Notes: [I] Source: City of Santa Ana Off-Street Parking Requirements, Section 41-1300 through Section 41-1420. n:\2500\2042591\Tables\Table 2 City Parking Code Requirements.xls 5~1~5 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM II:OOAM NOON jm~~? 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM MIDNIGHT TABLE 3 WEEKDAY THEORETICAL SHARED PARKING ANALYSIS [1] Famsa Expansion, Santa Ana .......................... ........-.........- ..................................................... ........................................................................ ............................................................................ ::...W4$~:$.t:.\)::::::::::.:~~~>\m>>) . ..............tJOfr.st................... ..Mi9~i$F:.}...,.,.,., rl~I~~~ij'~I.l~~~~~~~If:.!~~:~t~llij~)fi'lrl~~lli: .............. ............-..-..... .................................. .................,................... ..,............... .................. !I~~!~II~III~~I_:!.~II~! Ili;<Ii;ill~_i~.~l .~lifu#<<t$p@M i>>wii@:$p~ ..:p~~$.ii@ii ::m6Mi~:$p~m: 0% 0 0% 0 3% 0 0% 0 8% 26 8% II 20% 2 2% 3 17% 55 17% 23 63% 5 5% 7 40% 129 40% 54 93% 7 10% 13 65% 209 65% 88 100% 8 20% 26 83% 267 83% 113 100% 8 30% 39 296 125 7 65 ..................... ~~ilHj) ..................... .................... ..................... ......-.-........... illl? 505 505 505 505 505 505 505 o 42 +505 +463 +415 +302 +174 +78 92% 296 92% 125 97% 8 60% 78 507 505 -+2 90% 290 90% 122 93% 7 60% 78 497 505 +8 83% 267 83% 113 77% 6 50% 65 451 505 +54 75% 242 75% 102 47% 4 70% 91 439 505 +66 78% 251 78% 106 23% 2 90% 117 476 505 +29 85% 274 85% 116 7% 1 100% 130 521 505 -16 83% 267 83% 113 7% I 100% 130 511 505 -+6 58% 187 58% 79 3% 0 100% 130 396 505 +109 30% 97 30% 41 3% 0 90% 117 255 505 +250 12% 39 12% 16 0% 0 70% 91 146 505 +359 0% 0 0% 0 0% 0 50% 65 65 505 +440 [1] Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULI) Shared Parking Publication_ n:\2500\2042591\Tables\2591 Table 3 Weekday Shared Parking.xls 55AT~6 TABLE 4 WEEKEND THEORETICAL SHARED PARKING ANALYSIS [1] Famsa Expansion, Santa Ana .......................................... ...............................................................-......,. ...............................................-...-............. .....................................-........................................ "." .;U;~'2;";''''''.'' "".,. ',....'.~;;;;:;:;".,.,"<iv',.,",',',.,',"'.,',' '.,".""l...;;';i-..'.,'i:ffi,',',',""',"" ',; ';';.;';.'f'i'.;;;;;;"';;''"C:v;.;';.;.;;';';';';';;.' Siir:rfi;;u*'~_u--u ,u, ~uu >>~, . ,uA"I_~ __. , 1;;;~~I'lii.tt!lIjij!illlll!!tI.li "H ................................ ..............'....................... ..................................... .._................................... ~~!III~!III.;II~II_I~I;~II~~I~! piifu#.@$.iiM~ ..P.ffij~jM$P.l.I.#i( ':piifui!@:.,$.j@~ ..:P~~,,~p##} ~ 0 3% 0 ~ 0 3% 4 20% 2 2% 3 63% 5 93% 7 100% 8 100% 8 90% 7 90% 7 6:00AM 0% 0 7:00AM 3% 10 8:00AM 10% 32 9:00AM 30% 97 10:00 AM 45% 145 II:OOAM 73% 235 NOON 85% 274 1:00PM 95% 306 ........................ ....................... ioifPM ::::::;:-:: ;:.' -. ::::::::: ........... -.. -....,., 3:00 PM 100% 322 4:00 PM 90% 290 5:00 PM 75% 242 6:00 PM 65% 209 7:00 PM 60% 193 8:00 PM 55% 177 9:00 PM 40% 129 10:00 PM 38% 122 II:OOPM 13% 42 MIDNIGHT 0% 0 10% 14 30% 41 45% 61 73% 99 85% 116 95% 129 100% 136 90% 122 75% 102 65% 88 60% 82 55% 75 40% 54 38% 52 13% 18 0% 0 93% 7 77% 6 47% 4 23% 2 7% 7% I 3% 0 3% 0 0% 0 0% 0 3% 4 6% 8 8% 10 10% 13 30% 39 45% 59 45% 59 45% 59 60% 78 90% 117 95% 124 100% 130 100% 130 95% 124 85% III 70% 91 o 19 55 153 224 355 436 501 524 477 426 416 400 383 313 298 171 91 ................... ................... Ilr.: }.$.#pmy 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 505 +505 +486 +450 +352 +281 +150 +69 +4 n:\2500\2042591\Tables\2591 Table 3 Weekday Shared Parking.xls 55A,.~7 -19 +28 +79 +89 +105 +122 +192 +207 +334 +414 [I] Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULI) Shared Parking Publication. [2] In an effort to remain conservative, the weekday office parking demand profiles per ULI were utilized. TABLE 5 EXISTING PARKING SURVEY RESULTS Famsa Expansion, Santa Ana 8:00 AM 92 18% 91 18% 9:00 AM 147 29% 120 24% 10:00 AM 178 35% 166 33% 11:00 AM 192 38% 240 47% 12:00 PM 1 :00 PM 2:00 PM 3:00 PM 186 37% 283 56% 4:00 PM 205 40% 287 56% 5 :00 PM 225 44% 250 49% 6:00 PM 197 39% 237 47% 7:00 PM 211 42% 230 45% 8:00 PM 181 36% 226 44% 9:00 PM 102 20% 152 30% 10:00 PM 82 16% 107 21% Notes: [1] Parking utilization calculations based on an existing on-site parking supply of 508 spaces. n:\2500\2042591\Tables\2591 Table 5 Parking Survey Summary.xls 55A-,28 TABLE 6 WEEKDAY SHARED PARKING ANALYSIS (WITH PARKING SURVEYS) Famsa Expansion, Santa Ana .................... ..................... :....&MM ................... o.n:.:Sffif\ .................... ................... . ................... ...........-........ ................... .......... ........... .................... .................... t#fl@~i [r(~1 ................... ................... ..............-..... ........._.._. n_' /$.1###:< 6:00AM 0 0 0% 0 0% 0 505 +505 7:00 AM 0 0 8% 0 8% 2 2 505 +503 8:00 AM 92 9 17% 1 17% 3 105 505 +400 9:00 AM 147 15 40% 2 40% 8 172 505 +333 10:00 AM 178 18 65% 3 65% 12 211 505 +294 11:00AM 192 19 83% 4 83% 16 231 505 +274 ............-.......... ....__n___...__. ..12ioopM.... ..-..........-....... ....................... 1:00 PM 225 23 95% 5 95% 18 271 505 +234 2:00 PM 197 20 92% 5 92% 17 239 505 +266 3:00 PM 186 19 90% 5 90% 17 227 505 +278 4:00 PM 205 21 83% 4 83% 16 246 505 +259 5:00 PM 225 23 75% 4 75% 14 266 505 +239 6:00 PM 197 20 78% 4 78% 15 236 505 +269 7:00 PM 211 21 85% 4 85% 16 252 505 +253 8:00 PM 181 18 83% 4 83% 16 219 505 +286 9:00 PM 102 10 58% 3 58% 11 126 505 +379 10:00 PM 82 8 30% 2 30% 6 98 505 +407 Notes: [1] Counts were conducted by Transportation Studies, Inc on Thursday, August 26, 2004. [2] To account for daily variationlfluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite, designated for retail use, was vacant during the parking surveys. n:\2500\2042591\Tables\2591 Table 6 Weekday Shared Parking.xls 55A,29 TABLE? WEEKDAY SHARED PARKING ANALYSIS (WITH PARKING SURVEYS) Famsa Expansion, Santa Ana LI NSCOTT LAW & GREENSPAN engineers 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11 :00 AM 12:00 PM 1:00 PM ....................... . . . . . . . . . . . - . . . . . . .. . .......~i@tM) 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM o o 91 120 166 240 258 276 ................... QifSitb :.:.~M~~ $.9.wW 505 505 505 505 505 505 505 505 283 287 250 237 230 226 152 107 28 100% 5 100% 19 29 90% 5 90% 17 25 75% 4 75% 14 24 65% 3 65% 12 23 60% 3 60% 11 23 55% 3 55% 10 15 40% 2 40% 8 11 38% 2 38% 7 335 338 293 276 267 262 177 127 505 505 505 505 505 505 505 505 Notes: [1] Counts were conducted by Transportation Studies, lnc on Saturday, August 26, 2004. [2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite. designated forretail use, was vacant during the parking surveys. n:\2500\2042591\TabJes\2591 Table 7 Weekend Shared Parking.xls 55A,30 +505 +504 +402 +365 +311 +223 +170 +167 +212 +229 +238 +243 +328 +378 Variance No. 2004-18 February 28, 2005 Page 1 of 2 Findings of Fact A. 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 no special circumstances applicable to the subject site that necessitates a reduction of on-site parking for the Santa Ana Downtown Plaza. The commercial center is situated on a flat, rectangular parcel of land with adequate vehicular access. Similar commercial centers have constructed expansions that are in compliance with the City's parking code. Therefore, the strict application of the zoning code would not deprive the subject property of privileges. B. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The variance for reduction of required on-site parking stalls is not necessary for the preservation of property rights as the Santa Ana Downtown Plaza will maintain the ability to operate all existing uses under the City's non-conforming use regulations. In addition, should restaurant or medical use tenants transition to retail tenants, the center would be able to expand the buildings as it would be able to provide the required number of parking stalls. C. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of a variance to reduce the required on-site parking will be detrimental to the public welfare or injurious to the surrounding properties by exacerbating the lack of parking in the area. EXHIBIT 7 55A-31 J Variance No. 2004-18 February 28, 2005 Page 2 of 2 D. That the granting of the variance will not adversely affect the General plan of the City. The granting of the variance will adversely affect the General Plan of the City since the proposed expansion will create negative parking impacts which will impact surrounding commercial and residential uses. This will be in conflict with the City's goal to promote development which enhances the quality of life of its residents. 55A-32 KO -03/02/05 RESOLUTION NO. 2005-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA DENYING VARIANCE NO. 2004-18 FOR A REDUCTION IN REQUIRED ON-SITE PARKING FOR THE PROPERTY LOCATED AT 419 EAST FIRST 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. Applicant is requesting approval of Variance No. 2004-18, for a reduction in required on-site parking to allow the expansion of the retail establishment located at 419 East First Street. B. Variance No. 2004-18 came before the Planning Commission on February 14,2005 for a duly noticed public hearing. The Planning Commission continued the matter to February 28, 2005. C. The Planning Commission determines that for Variance No. 2004-18 the following findings, which must be established pursuant to Santa Ana Municipal Code Section 41-638 in order to grant a variance from the provisions of the Santa Ana Municipal Code, have not been established: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location, or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. There are no special circumstances applicable to the subject site that necessitates a reduction of on-site parking for the Santa Ana Downtown Plaza. The commercial center is situated on a flat, rectangular parcel of land with adequate vehicular access. Similar commercial centers have constructed expansions that are in compliance with the City's parking code. Therefore, the strict application of the zoning code would not deprive the subject property of privileges. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. Resolution No. 2005-05 Page 1 of 3 55A-33 The variance for reduction of required on-site parking stalls is not necessary to preserve property rights as the Santa Ana Downtown Plaza will still maintain the ability to operate all existing uses under the City's non-conforming use and expand the building should some of the uses which require a greater parking demand than retail uses be replaced by retail uses. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of a variance to reduce the required on-site parking will be detrimental to the public welfare or injurious to the surrounding properties by exacerbating the lack of parking in the area. 4. That the granting of the variance will not adversely affect the General Plan of the City. The granting of the variance will adversely affect the General Plan of the City since the proposed expansion will create negative parking impacts which will impact surrounding commercial and residential uses. This will be in conflict with the City's goal to promote development which enhances the quality of life of its residents. D. In accordance with the California Environmental Quality Act (CEQA), the recommended action is not considered a CEQA project. Therefore no environmental documentation is required. Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby denies Variance No. 2004-18. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Staff reports and exhibits attached thereto; and the public testimony all of which are incorporated herein by this reference. ADOPTED this 28th day of February, 2005 by the following vote: AYES: Commissioners: Cribb, De La Torre,Gartner,Leo,Lutz,Mondo,Nalle(7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Resolution No. 2005-05 Page 2 of 3 55A-34 Glenn Mondo Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and certify the attached Resolution NO.2005-05 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on February 28, 2005. Date: Clerk of the Planning Commission City of Santa Ana Resolution No. 2005-05 Page 3 of 3 55A-35 STUDIO 3 ARCHITECTS architecture planning interiors March 9, 2005 Planning and Building Agency Panning Division 20 Civic Center Plaza Santa Ana, CA 92702 RE: Appeal Application III. Reason for request 419 E. First Street, Santa Ana, CA 92701 S3A# 041054 A variance was requested for a reduction in parking at the Santa Ana Downtown Plaza to allow for an addition of 3,881 s.f. to the existing F AMSA store due to the city considering the use retail. The stalls as marked on the plans are located at the rear of the site normally used by employees and for deliveries. Based on the findings from the planning department, the variance was recommended for approval. A parking study provided for the site demonstrates that the center has an excess of parking needed during peak hours to support the business it serves if one accepts the shared use parking analysis that staff accepted for planning conditions. Items brought up during the Planning Commission Hearing, beyond the control of the landlord, have been used to deny the project, such as the overflow of parking from other sites, and lack of maintenance which we have explained is scheduled for compliance upon permit. Staff reported that only one sign would require modification. As downtown Santa Ana begins to evolve with new business and attractions, so does the need for parking. Although there are fee based city parking structures to alleviate the demand, people will chose to park, for free, at the adjacent shopping centers. With the recent construction and continued growth of the artist lofts, the demand will continue to grow and burden the existing neighboring centers. The Santa Ana Downtown Plaza is one of the most affected centers from this type of overload. Not only is parking an issue but the pedestrian traffic generated by the over use of the center by those not willing to use the city provided parking structures. Pedestrian traffic in turn generates an excess wear on the site, landscape and maintenance. The applicant has made efforts to cooperate with the city; however, the city cannot assist. The burden imposed by neighboring city approved developments is being singled out as a basis of denial. although the site is regularly maintained. Suggesting that the parking area be metered, gated, or the closing of adjacent le~ser producing business further imposes on 949-660-79115 20 I 0 I S. W. Birch St. Suite 240 Newport Beach, CA 92660 EXHIBIT B 909-9112 -1717 325 N. Second Avenue Suite E Upland, CA 917116 60411 55A-36 the landlord's substantial property rights and will be detrimental to the city if the traffic patterns are allowed to be further congested with cars queuing in the streets and storefronts going dark. There were also several comments made at the hearing that were not related to the project yet were considered for reason of denial. One commissioner mentioned that council had been making a lot of bad decisions and therefore would not support this variance. Another comment was in reference to the Ace Muffler Shop, which although has the appearance of being part of the center it is not. Furthermore, since there are no physical barriers between the Ace Muffler Shop which is unkept unfortunately presents itself as a main view to the center from First Street. The City of Santa Ana ordinance allows for this type of variance, and ask that you honor it as staff has presented previously. Thank you, STUDIO 3 ARCHITECTS '~...._" /', ~,~'.--- ' ~ ...,.~I '- Patricia Arroyo Project Manager, STUDIO 3 ARCHITECTS cc. Enrique Legaspi, Regency Centers 55A-37 CITY Of SANTA ANA rLA.\Xl~G & BVILDL\G AGEt\C\ PLANNING & dUILDING AGENCY COMMUNITY PRESERVATION 20 CIVIC CENTER PLAZA (M19) P.O. BOX 1988 SANT A ANA, CA 92702 (714) 667-2780 COMMERCL-~L CODE ENFORCEMENT NOTICE OF VIOLATION & NOTICE TO ABATE PUBLIC NUISANCE Address/Location of Violation: 301-423 E. First S1. Santa Ana CA 92701 Violator Name: Regency Centers, Enrique Legaspi (Vice President. ZONE C-5 DATE: (3 -) 4- -OS Assessor's Parcel Number: 398-482-33 Title Vice President! Pro e Owner Telephone Number: Date Observed: 3/0812005 Business Name: FAMSA, ORD, FOOD 4 LESS, CLEANERS, HIP HOP ZONE, CHIQIDS BEAUTY SALON. o Operational standards in M districts. Permitted activities shall not have a detrimental effect on adjacent uses and properties shall be mainta' in a safe, sanitary and attractive condition SAMC 41-473 (a). m o Outdoor storage in M districts shall be ~creened From public view. SAMC 41-473 (b) \ o Trash and Utility areas shall be screened, from Public View. SAMC 41-623 (b) o Landscaping not maintained (requires gro and water maintenance). SAMC 41-609 o Any accumulation of rubbish is prohibited SAMC 16-48 (4) o Use not permitted in zone. SAMC 41-190 (a) D Business activities conducted outside an enclosed structure in a _Zone SAMC o Sign Permit required to place, IJ ' t, erect, move, reconstruct, alter, or display y sign. SAMC 41-895 o No person shall install, co truct or maintain an illegal sign. SAMC 41-900 Remarks/Required Action. State: CA Zip: 90071 Violator'slBusiness Mailing Address: 555 South Flower S1. Suite 3500 You ARE IN VIOLATION OF THE FOLLOWJNG S , A ANA MUNICIPAL CODE SECTIONS W ork ~thout permits. The work described below requires itS.tiibtain permits within_days. Cover no work Until inspe ed and approved. SAMC 8-94, UBC 106.1. SAMC 8-30 -558/8-711 o Conducting bus~s without the required Santa Ana Business Tax LiceIllie. Call Business Tax License at (714) 647-5448 for fuforination, SAMC 21-5 o Conducting business without the require Certificate of Occupancy. Call the Santa Ana Planning, Building Agency at (714) 647-5853 for Occupancy Information. SAMC 8-112 (UBC 109.1) IKl SEE ATTACHED INSPECTION REPORT FOR ADDITIONAL VIOLATIONS & INFORMATION. Other: complete inspection report of violations. Planning signs. Building and Electrical permits may be required. ,?-- Notice i hereby given that all violations ust be corrected within 60 DAYS from the date of receipt of thisnotic. It is the responsibility oft eproperty owner and/or occupant to notify this office when the above correction have been completed. You hay the right to request an administrative hearing tD determine the validity of the violatio s listed and/or to show cau why you are not liable. If the violations are upheld, you will be ordered to abate the nUl ance and all costs of en rcement and or abatement will be assessed and will oontinue to accrue until all the violatiDn are abated Fai e to abate the vioLation(s) will result in the matter being referred to the City Attorney's Offic or a cou rder to abate the nuisance and/or criminal prosecution. These violations are a misdemeanor offense and each day that they continue constitutes a new and separate offense. In addition to this Notice Of Violation, an Administrative Citation may be issued and additional fines may be imposed. Be advised that all Interested parties and/or lien holders will be notified of this Notice ofViolatiDn. SEE ATTACHED FEE SCHEDULE AND ANY OTHER DOCUMENTS ATTACHED This notice bas been mailed/posted pursuant to Article 8 (commencing with section 17-100) of Chapter 17 of the Santa Ana Municipal Code NOTE: A copy of this notice will be sent to the owner(s) of record for violations occurring on private property. Further information may be obtained by contacting the undersigned Inspector(s) between the hours 0[7:00-6:00. Sunday-Wednesday PrODertv Owner(s) of Record: Regency Centers Enrique Legaspi- Vice President Inspector RDbert Trejo I ill #09 555 South Flower S1. Suite 3500 Los Angeles, CA 90071 55~C (714) 667- 2750 OR (714) 667-2780 C1TYOFSANTA ANA PLANNL~G & BUILDING AGEXCY PLANNING & BUILDING AGENCY COMMUNITY PRESERVATION 20 CIVIC CENTER PLAZA (M19) P.O. BOX 1988 SANTA ANA, CA 92702 (714) 667-2780 COMMERCIAL CODE ENFORCEMENT NOTICE OF VIOLATION & NOTICE TO ABATE PUBLIC NUISANCE VIOLATION DETAILS PAGE 2 of4 DESCRIPTION OF VIOLATION I CODE VIOLATION SAMC 41-880(a), (b), (c) SAMC 41-895 SAMC 41-900 SAMC 41-861(1) SAMC 41-195.5 SAMC 41-425(a) SAMC 41-609 SAMC 41-1304 (d) SAMC 41-198.100 SAMC 41-895 SAMC 21-5 SAMC 8-112 (UBC 109.1) VIOLATION ADDRESS: 301 - 423 E. First (GeneraIIAreas) A PLANNED SIGN PROGRAM IS REQUIRED FOR ALL BUILDINGS CONSISTING OF THREE OR MORE LEASABLE SPACES. Please submit sign plans to the Planning Division for review and approval of a sign program. Insure that the monument sign and all unpermitted signs in the complex conform to the a roved Si n Pro ram EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO BE DONE ON A PROPERTY. Please remove or obtain Planning Division approval for the monument sign located at Southeast access 0 0 First Street. NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN. Please remove or obtain Planning Division approval for the monument sign located at Southeast access 0 0 First Street. PORTABLE, TEMPORARY, & A-FRAME SIGNS ARE PROHIBITED. Please remove immediately, an administrative citation may be issued if the violations continue and are not corrected. OUTSIDE STORAGE OR EXTERIOR DISPLAYS ARE PRHIBITED IN COMMERCIAL ZONES EXCEPT WITH AN APPROVED LAND USED CERTIFICATE. Please remove all items, including the grocery carts from public view and cease all exterior dis lavslvendin without a Land use Certi Icate. ALL BUSINESS ACTIVITIES SHALL BE CONDUCTED SHALL BE CONDUCTED OR LOCATED WITIllN AN ENCLOSED BUILDING IN A C-5 ZONE, EXCEPT AS OTHERWISE PROVIDED IN SECTION 41-195.5 Please remove all items from public view and cease all exterior displayslvending without a Land Use Certi cate. WHERE A LANDSCAPE, AS DEFINED IN SECTION 41-100, IS REQUIRED BY THE PROVISIONS OF TIllS CHAPTER, SAID LANDSCAPE SHALL BE CONTINOUSL Y MAINTAINED BY PROPER PRUNING, MOWING OF LAWNS, WEEDING, REMOVAL OF LITTER, FERTILIZING, REPLACING OF PLANTS AND DECORATIVE MATERIAL WHEN NECESSARY, AND THE REGULAR WATERING OF PLANTS. Please maintain re uired landsca in to a roved Santa Ana Munici al Code standards. ALL REQUIRED STALLS SHALL BE CLEARLY OUTLINED WITH DOUBLE-STPIPING ON THE SURFACE OF THE LOT. SUBMIT PLANS AND OBTAIN A BUILDING PERMIT TO INSURE STRIPING CONFORMS TO CURRENT REQUIREMENTS. Submit plans to the Planning Division and obtain a building permit to insure the striping con orms to current re uirements. EXTERIOR PAVPHONE FACILITIES. (2) A LAND USE CERTIFICATE SHALL BE ISSUED IN ACCORDANCE (B)(I) OF TIllS SECTION ONLY IF THE FOLLOWING STANDARDS AND CONDITIONS ARE MET: Please remove all exterior payphones or obtain a valid Land Use Certificate to maintain. Contac the Plannin Division for L.U.C. a lication. VIOLATION ADDRESS: 301 E. First, Unit Ie --"0rd" EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO BE DONE ON A PROPERTY. Please remove or obtain Planning Division approval to maintain the wall sign on the front elevation of Unit 1 C. A buildin~ permit may be required. CONDUCTING BUSINESS WITHOUT THE REQUIRED CITY OF SANTA ANA BUSINESS LICENSE. The business license tax has been paid, bllt the business lic(!nse has not been issued due to the lack of a Certificate of Occupancy. Please call the Planning & Building Agency at (714) 647- 5853 or occu an in ormation. CONDUCTING BUSINESS WITHOUT THE REQUIRED CERTIFICATE OF OCCUPANCY. CERTIFICATE OF O~1!f ~ CESS MUST BE INITIATED WITHN 7 DAYS. Business does not liiI~j 'TI'~ or a business license. Please call the Plannin C1TYOFSANTA ANA PLANMNG & BUlLDlXG AGEXCY PLANNING & BUILDING AGENCY COMMUNITY PRESERVATION 20 CIVIC CENTER PLAZA (M19) P.O. BOX 1988 SANTA ANA, CA 92702 (714) 667-2780 COMMERCIAL CODE ENFORCEMENT NOTICE OF VIOLATION & NOTICE TO ABATE PUBLIC NUISANCE VIOLATION DETAILS PAGE 3 Df 4 i DESCRIPTION OF VIOLATION I CODE VIOLATION SAMC 41-895 SAMC 41-900 SAMC 41-861(2) SAMC 41-1304 (i), 8-94/ UBC 106.1 SAMC 41-198.100 SAMC 41-895 SAMC 41-900 SAMC 41-895 SAMC 41-900 SAMC 8-112 (UBC 109.1) & Building Agency at (714)647-5853 for occupancy information. VIOLATION ADDRESS: 419 E. First St, "FAMSiA" TEMPORARY OR SPECIAL EVENT BANNERS ARE PROIllBITED EXCEPT WITH A SPECIAL EVENTS SIGN PERMIT. Remove Banners being displayed on property or obtain approved special events sign permit within 24 hours. (Administrative citations may be issued to the business owner for failure to com I .) ALL PARKING AREAS REQUIRED BY TillS CHAPTER ARE TO BE MAINTAINED IN A SAFE, CLEAN AND REPARIED STATE WITH NO POTHOLES, SOLID PAVING, AND LEGIDLE STRIPING. BUILDING PERMIT WILL BE REQUIRED FOR PAVING/STRIPING AND DISABLED ACCESS COMPLIANCE. EXTERIOR PAYPHONE FACILITIES. (2) A LAND USE CERTIFICATE SHALL BE ISSUED IN ACCORDANCE TO ITEM (B) (1) OF TillS SECTION ONLY IF THE FOLLOWING STANDARDS AND CONDITIONS ARE MET: Please remove all exterior payphones or obtain a valid Land Use Certificate to maintain. Contact the Planning Division for L.U.C. a lication. VIOLATION ADDRESS: 423 E. First St. Unit # 3D "CLASSId CLEANERS" EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO BE DONE ON A PROPERTY. NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN. VIOLATION ADDRESS: 431 E. First St. Unit # 4H "Hip Hop Zone" EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO BE DONE ON A PROPERTY. Please remove or obtain Planning Division approval for the wall signage located on the front elevation 0 the buildin . NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN. CONDUCTING BUSINESS WITHOUT THE REQUIRED CERTIFICATE OF OCCUPANCY. CERTIFICATE OF OCCUPANCY PROCESS MUST BE INITIATED WITHN 7 DAYS. Hiv Hov Zone. B call the Plonllin CITYOFSANTA ANA PLt\M~G & BUlLDISG AGE~CY PLANNING & BUILDING AGENCY COMMUNITY PRESERVATION 20 CIVIC CENTER PLAZA (M19) P.O. BOX 1988 SANTA ANA, CA 92702 (714) 667-2780 COMMERCIAL CODE ENFORCEMENT NOTICE OF VIOLATION & NOTICE TO ABATE PUBLIC NUISANCE VIOLATION DETAILS PAGE 4 of 4 I CODE VIOLATION i DESCRIPTION OF VIOLATIO~ I VIOLATION ADDRESS: 431 E. First St. Unit # 4k "CHIQillS SALON DE BELLEZA" SAMC 41-895 EXCEPT IN ACCORDANCE WITH THE ISSUANCE OF A PERMIT, NO PERSON SHALL PLACE, PAINT, ERECT, ALTER, OR DISPLAY ANY SIGN STRUCTURE OR ALLOW TO BE DONE ON A PROPERTY. Please remove or obtain Planning Division approval for the wall sign located on the front elevation of the buildin$!. ' SAMC 41-900 NO PERSON SHALL INSTALL, CONSTRUCT, OR MAINTAIN AN ILLEGAL SIGN. Remove andlor legalize all unapproved signage. Our records indicate that Planning Division aoorovalwas not obtainedfor the sif!ns attached to the front elevation of the buildine. SAMC8-1l2 CONDUCTING BUSINESS WITHOUT THE REQUIRED CERTIFICATE OF OCCUPANCY. /(UBC 109.1) CERTIFICATE OF OCCUPANCY PROCESS MUST BE INITIATED WITHlNG SEVEN DAYS. "Chiquis Salon De BelIeza" Business does not have a Certificate of Occupancy or a Business License. Please call the Planning & Building agency at (714) 647-5853 for Occupancy information. VIOLATION ADDRESS: 315 E. First St, "FOOD 4 LESS" SAMC 41- NO OUTDOOR VENDING MACHINE MAY BE INSTALLED, MAINTAINED, REPAIRED 198.300(B) OR OPERATED IN THE CITY WITHOUT F1RST BEING ISSUED A VALID LAND USE CERTIFICATE. Remove all vending machines or obtain a Land Use Certificate to maintain. Contact Planning Division for L. U. C. application. SAMC 41-425(a) ALL BUSINESS ACTIVITIES SHALL BE CONDUCTED SHALL BE CONDUCTED OR LOCATED WITIllN AN ENCLOSED BUILDING IN A C-5 ZONE, EXCEPT AS OTHERWISE PROVIDED IN SECTION 41-195.5 Please remove all item, including grocery carts, from public view and cease all exterior displays/vending without a Land Use Certificate. Youth Amusemellt Rides (kiddie-rides) are not allowed in a C-5 zone. Please remove. 55A-41 I I I I I I I July 21,2005 Mr. Enrique Legaspi, Vice President Regency Centers 555 South Flower Street, Suite 3500 Los Angeles, CA 90071 LLG Reference No. 2.04.2591.1 Subject: Updated Shared Parking Analysis for the Proposed Famsa Expansion Project at Santa Ana Downtown Plaza Santa Ana, California I I I I Dear Mr. Legaspi: As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Updated Shared Parking Analysis for the proposed Famsa Expansion project, located within Santa Ana Downtown Plaza in the City of Santa Ana, California. Santa Ana Downtown Plaza is an existing mixed-use center, currently occupied with a variety of retail, restaurant, and office uses. Famsa, an existing furniture and appliance retail store, will be expanded by 3,881 SF for an overall building size of 27,256 SF. At completion of the proposed expansion project, a total on-site parking supply of 505 spaces will be provided. I This report evaluates the parking demands of the existing and proposed land uses at Santa Ana Downtown Plaza. The parking analysis evaluates the project's parking requirements based on current City of Santa Ana zoning codes, the methodology outlined in Urban Land Institute's (ULl) Shared Parking guidelines, and existing parking surveys. I I I I I I I Briefly, Santa Ana Downtown Plaza is forecast to have a parking deficiency based on a parking analysis per City parking codes and ULI's theoretical shared parking methodology. However, these methodologies do not necessarily reflect actual and realistic parking conditions at Santa Ana Downtown Plaza. As such, a shared parking analysis based on actual parking surveys at the project site was prepared. The parking surveys, conducted in August 2004 and June 2005, indicated that at any given time of the day (weekday or weekend day), over 210 of the 509 parking spaces are available in the surface parking lots. As such, the proposed Famsa expansion project will not adversely impact the parking conditions at Santa Ana Downtown Plaza. The proposed on-site parking supply of 505 spaces is forecast to adequately accommodate future parking demands on both a weekday and weekend day. EXHIBIT D 55A-42 Engineers & Planners Traffic Transportation Parking Linscott. law & Greenspan, Engineers 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 714.641.1587 T 714.6410139 F www.llgengineers.com Pasadena Costa Mesa San Diego Las Vegas Philip M. Linscott. PE 11924.2000) Jack M. Greenspan. PE William A. law. PE IRot} Paul W. Wilkinson, PE John P. Keating, PE David S. Shender, PE John A. Boarman, PE Clare M, look-Jaeger, PE Richard E. Barretto, PE An lG2W8 Company Founded 1966 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 2 Our method of analysis, findings, and recommendations are detailed in the following sections of this report. PROJECT LOCATION AND DESCRIPTION Santa Ana Downtown Plaza is located at 421 East First Street in the City of Santa Ana, California. The project site is bound by East First Street to the south, Spurgeon Street to the west, Third Street to the north, and the terminus of Second Street to the east. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the project and depicts the surrounding street system. Table 1, located at the rear of this letter report following the Figures, presents the existing and proposed development totals for Santa Ana Downtown Plaza. Table I also summarizes the hours of operation for all existing and proposed land uses. As shown in Table 1, the 102,046 SF existing mixed-use center includes Food 4 Less, Famsa, McDonald's, Taco Bell, and a variety of retail, restaurant, and office uses. Please note that of the 102,046 SF that exists, 101,071 SF is currently occupied (a 975 SF suite designated for retail use is vacant). The project site currently provides a total of 509 surface parking spaces. In the front parking lot (i.e., parking lot fronting First Street), a total of 415 parking spaces are provided. In the rear parking lot (i.e., parking lot fronting Third Street), a total of 94 parking spaces are provided. Famsa proposes to expand by 3,881 SF for an overall total building size of27,256 SF. With all other existing uses remaining the same, the mixed-use center will have a total building size of 105,927 SF. Figure 2 presents the proposed site plan for Santa Ana Downtown Plaza, which illustrates the proposed Famsa expansion. Review of this site plan indicates that at the completion of the proposed Famsa expansion, the project site will provide a total of 505 parking spaces via an on-site surface parking lot. Vehicular access to Santa Ana Downtown Plaza is provided via two driveways on First Street (i.e., one signalized, one unsignalized), one unsignalized driveway on Spurgeon Street, and three unsignalized driveways on Third Street. Please note that all project driveways provide full access (i.e., left-turns in and out, as well as right- turns in and out). '\ \2>(I()\204cS91\,Rqx'rt\2S91 Updated Fam'" Expan,;on Shared Parking ,"II.IYSlS-SA: -43 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 3 PARKING SUPPLY-DEMAND ANALYSIS This parking analysis for the Famsa expansion project involves determining the expected parking needs, based on the size and type of proposed development components, versus the proposed parking supply. In general, there are two methods that can be used to estimate the site's peak parking demands. These methods include: 1. application of City code requirements (which typically treat each use in the mixed-use center as a "stand alone" use at maximum demand); and 2. application of shared parking usage patterns by time-of-day (which recognizes that the parking demand for each land use component varies by time of day, day of week, and/or month of year). The shared parking methodology is certainly applicable to Santa Ana Downtown Plaza, as the individual land uses (i.e., retail, restaurant, and office uses) experience peak parking demands at different times of the day. PARKING CODE REQUIREMENTS To determine the number of parking spaces required to support the parking needs of the existing and proposed uses at Santa Ana Downtown Plaza, parking demand was first calculated using the City of Santa Ana Zoning Code. As mentioned previously, City parking code requirements typically treat each individual use in the commercial center as a "stand alone" use at maximum demand, as opposed to an integrated part of the commercial center. The City of Santa Ana specifies a parking ratio of 5 spaces per 1,000 SF of retail/commercial uses, 6 spaces per 1,000 SF for medical office uses, and 10 spaces per 1,000 SF for restaurant uses. Table 2 summarizes the parking requirements for the existing and proposed uses at Santa Ana Downtown Plaza using the above parking code ratios. As shown, direct application of City parking ratios to the proposed development plan results in a total parking requirement of 596 parking spaces. With a proposed on-site parking supply of 505 parking spaces, a theoretical parking deficiency of 91 spaces is forecast. However, as previously mentioned, there is an opportunity to share parking spaces based on the utilization profile of each land use component. The following section calculates the parking requirements of the proposed project based on the shared parking methodology approach. N'2000\2041591',,RqJl'n2591 Upuated ram,a Expan,lon Shared Parking AnalYSIS-SA: -44 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 4 THEORETICAL SHARED PARKING ANALYSIS In order to better forecast the future parking demand for Santa Ana Downtown Plaza, a theoretical shared parking analysis was prepared. Due to the unique characteristics of the project's mixed-use development, opportunities for shared parking can be expected. The objective of this shared parking analysis is to forecast the peak parking requirements for the project based on the combined demand patterns of different land uses at the site. Experience indicates that combining different land uses whose parking demands peak at different times (of the day or week) generally result in a parking demand that is significantly lower than the summation of individual peak demand factors or City parking code requirement for each use. According to the ULI's Shared Parking publication, shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. Given that restaurant/food uses have peak periods (afternoons and evenings) that differ from retail uses (early afternoons), it is appropriate to utilize the shared parking concept to forecast the overall parking demand for the site. The ULI Shared Parking publication provides hourly parking accumulation rates for retail, restaurant, and office uses, expressed as a percentage of the peak demand for the day. For retail uses, peak demand occurs between 12:00-2:00 PM on weekdays and between 2:00-4:00 PM on Saturdays. The hourly factors shown for retail uses are taken directly from ULI. The retail demand profile was applied to retail uses, as well as the Famsa furniture and appliance retail store. According to the VII Shared Parking publication, restaurant uses are shown to experience peak demands between 7:00-10:00 PM for both weekday and Saturday. The restaurant demand profile was applied to all of the restaurant land uses (i.e., fast- food and dine-in restaurants). For office uses, peak demand occurs between 10:00 AM-12:00 PM on weekdays and is minimal on Saturdays. However, given that some business offices may potentially be fully operational on the weekends, the weekday general office parking utilization profile was applied to the weekend business office use. The office parking demand profile was applied to medical office uses. NI2.\(",\2042591 ".ReI'''''' ,,:591 Updated bm,a Expansion Shared Parkmg AllalysiS-5A -45 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 5 Tables 3 and 4 present the Weekday and Weekend Shared Parking Analysis for the proposed project, respectively. The weekday and weekend shared parking demand analyses are based on the ULI shared parking methodology. City parking ratios, as presented in Table 2, were utilized to calculate the base peak parking demand to which the hourly factors were applied. As shown in Tables 3 and 4, the hourly variation in total parking demand for a weekday and weekend day is identified. Only a few hours of each day are shown to experience peak demand levels. For a typical weekday, the peak parking demand is forecast to occur at LOO PM with a demand of 533 spaces (Table 3). With an on-site parking supply of 505 spaces, the project site is forecast to have a parking deficiency of 28 spaces. For a weekend day, Santa Ana Downtown Plaza is forecast to experience a peak parking demand at 2:00 PM with a demand of 525 spaces (Table 4). With an on-site parking supply of 505 spaces, the project site is forecast to have a parking deficiency of 20 spaces. Based on the theoretical shared parking analysis, Santa Ana Downtown Plaza will have parking deficiencies at LOO PM, 2:00 PM, 7:00 PM, and 8:00 PM on a weekday, and 2:00 PM and 3:00 PM on a weekend day. It should be noted that these parking deficiencies are based on generic parking utilization profiles not specific to the project site. As shown in Table 1, a few of the existing tenants close at or prior to 7:00 PM on a weekday or are closed on Saturday and/or Sunday. As such, the theoretical shared parking demand forecast for a typical weekday and weekend day may be too conservative and not representative of actual conditions at the Santa Ana Downtown Plaza. Therefore, an additional shared parking analysis for Santa Ana Downtown Plaza was prepared based on actual parking surveys at the project site to determine realistic parking demands. The findings of this analysis are presented in the following sections of this report. PARKING SURVEYS To determine the current parking demand characteristics of the existing uses at Santa Ana Downtown Plaza, parking surveys were conducted by Transportation Studies, Inc. (TSI) on a "typical" weekday and weekend. The parking surveys, which were performed at one-hour intervals between 8:00 AM and 10:00 PM and consisted of counting the number of parked vehicles within the on-site surface lot, were conducted on Thursday, August 26, 2004 and Saturday, August 28,2004. " '.2'"iJ'21J4~591'"Rq)("l"2j91 Updated ramsa ExpansIon Shared Parking Ana'Y"'S-5A. -46 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 6 Please note that only one suite (designated for retail use) was vacant on the days that the parking surveys were conducted. However, all of the current tenants were in full operation on these same days. The results of both weekday and weekend parking surveys are summarized in Table 5. This table presents the parking demands at the front and rear parking lots of the study site for each hour of the count day. The percent utilization for each lot, as well as the overall project site, is also presented in Table 5. As shown in Table 5, the project site experienced a peak parking demand of 255 spaces (50% utilization) at 12:00 PM on the weekday. The front and rear parking lots also experienced a peak parking demand at 12:00 PM with 219 parked cars (53% utilization) and 36 parked cars (38% utilization), respectively. As such, 196 parking spaces were available in the front parking lot and 58 parking spaces were available in the rear parking lot during the peak parking demand periods. During a weekend day, the project site experienced a peak parking demand of 298 spaces (59% utilization) at 2:00 PM. Similar to weekday conditions, the front lot experienced a maximum parking demand of 252 spaces (61 % utilization). The rear lot experienced a maximum parking demand of 52 spaces (55% utilization). During the peak weekend parking periods, a surplus of 163 and 42 parking spaces were provided in the front and rear lots, respectively. Please note that based on general traffic engineering principles, a parking utilization of 90% or greater is considered the threshold at which drivers begin to experience difficulties in finding a place to park. As presented in Table 5, the project site experienced parking demands significantly less than 90% of the parking supply throughout the two survey days. Validation of Parking Surveys In an effort to validate the parking surveys conducted in August 2004, additional parking surveys were conducted at the project site in June 2005. The new parking surveys were conducted between 10:00 AM and 8:00 PM on Tuesday, June 21, 2005 and Saturday, June 18, 2005. Transportation Studies, Inc. (TSI) conducted the parking surveys. The results of these new parking surveys are summarized in Table 6. Table 6, similar in format to that of Table 5, indicates that the project site experienced a peak parking demands of 272 parking spaces (53% utilization) and 303 parking spaces (60% utilization) on a weekday and weekend day, respectively. During these two count days, the front parking lot experienced a peak parking demand 265 spaces (64% utilization). As such, a minimum of 150 parking spaces was available in the front parking lot at any given time. Similarly, in the rear parking lot, a maximum parking demand of 43 spaces were observed (46% utilization). N\2'OO\204cS91'"Rq'ort'2591 Updated fa",," Expall"on Shared parki"g.\".IYSiS-SA -47 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 7 Given the results of the parking surveys conducted in August 2004 and June 2005, it may be concluded that the parking lots at the project site are never fully utilized. During the peak parking periods, the front parking lot provides a minimum of 150 surplus parking spaces. Similarly, the rear parking lots provide a minimum of 42 surplus parking spaces. Appendix A contains the detailed parking survey data count sheets. SHARED PARKING ANALYSIS (BASED ON PARKING SURVEYS) In order to accurately forecast the future parking demand for the Santa Ana Downtown Plaza project and validate the theoretical shared parking analysis, the shared parking methodology was utilized in combination with the actual on-site parking surveys. Shared Parking Analysis Based on the August 2004 Surveys Tables 7 and 8 present the Weekday and Weekend Shared Parking Analysis that includes data obtained from the parking surveys conducted in August 2004. As shown in these two tables, the existing parking surveys are presented in column 1. Please note that a ten percent (10%) contingency factor was applied to the existing parking survey data to allow for daily variations and/or fluctuations in existing parking demand and to allow for future potential changes in the existing tenants. This contingency factor is presented in the second column of Tables 7 and 8. The third column of Tables 7 and 8 present the shared parking demands of the currently vacant 975 SF suite that is designated for retail use. The fourth column of Tables 7 and 8 present the forecast hourly parking demands of the proposed Famsa expansion project based on City parking codes and ULI's shared parking utilization profiles for a furniture store. As shown in Table 7, the weekday peak parking demand is forecast to occur during the 12:00 PM with a demand of 303 spaces. With a parking supply of 505 spaces, a parking surplus of 202 spaces is forecast during the center's peak parking demand time period. As shown in Table 8, the project site is forecast to experience a weekend peak parking demand at 2:00 PM with 352 spaces. With a parking supply of 505 spaces, the site is forecast to provide a parking surplus of 153 spaces. N,\2'(J'.)"'2()4~59J',Rl'pon'lj9J l'pdated Famsu Expansion Shared Parkmg AllUlysrS-SA -48 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 8 Shared Parking Analysis Based on the June 2005 Surveys Tables 9 and 10 present the Weekday and Weekend Shared Parking Analysis that includes data obtained from the parking surveys conducted in June 2005. These two tables are similar in format to that of Tables 7 and 8. As shown in Table 9, the weekday peak parking demand is forecast to occur during the 2:00 PM with a demand of 321 spaces. With a parking supply of 505 spaces, a parking surplus of 184 spaces is forecast during the center's peak parking demand time period. As shown in Table 10, the project site is forecast to experience a weekend peak parking demand at 2:00 PM with 357 spaces. With a parking supply of 505 spaces, the site is forecast to provide a parking surplus of 148 spaces. Given the results of the shared parking analysis based on actual parking surveys, the on-site parking supply will be sufficient to accommodate the proposed Famsa expansion project on both the weekday and weekend day. SUMMARY OF FINDINGS AND CONCLUSIONS 1. Santa Ana Downtown Plaza is an existing 102,046 SF mixed-use development, consisting of a variety of retail, office, and restaurant uses. Famsa, a furniture and appliance retail store, proposes to expand by 3,881 SF for overall building size of 27,256 SF. With this expansion project, Santa Ana Downtown Plaza will have a total building area of 105,927 SF. 2. The project site proposes to provide a total on-site parking supply of 505 spaces. 3. Direct application of City parking codes to the existing and proposed uses at Santa Ana Downtown Plaza results in a total parking requirement of 596 parking spaces. With an on-site parking supply of 505 spaces, a parking deficiency of 91 spaces is anticipated. 4. The Theoretical Shared Parking Analysis indicates that Santa Ana Downtown Plaza will have a parking deficiency for a couple of hours on a typical weekday and weekend day. However, this theoretical analysis is not representative of actual conditions at the project site and may be too conservative. N,\2'00\2041591\Report',2591 Updated Famsa Expansion Shared Parking AnaIYSiS-~~ -49 I I I I I I I I I I I I I I I I I I I Mr. Enrique Legaspi July 21, 2005 Page 9 5. Existing parking surveys at the Santa Ana Downtown Plaza indicates that a peak parking demand of 255 spaces were experienced on a recent weekday. Similarly, a peak weekend parking demand of 298 spaces was experienced on a recent weekend day. These parking demands reflected a parking utilization of 50% and 59%, respectively. 6. Additional parking surveys were conducted in June 2005 to validate the results of the prior parking surveys. The updated parking surveys indicated that the project site experienced a peak parking demands of 272 parking spaces (53% utilization) and 303 parking spaces (60% utilization) on a weekday and weekend day, respectively. 7. As a result of the parking surveys conducted in August 2004 and June 2005, it may be concluded that the parking lots at the project site are never fully utilized. During the peak parking periods, the front parking lot provides a minimum of 150 surplus parking spaces. Similarly, the rear parking lots provide a minimum of 42 surplus parking spaces. 8. The Shared Parking analysis based on actual parking surveys indicate that the proposed Famsa expansion project will not adversely impact the parking conditions at the Santa Ana Downtown Plaza. The proposed on-site parking supply of 505 spaces is forecast to adequately accommodate future parking demands on both a weekday and weekend day. * * * * * * * * * * * * We appreciate the opportunity to prepare this analysis for you and the City of Santa Ana. Should you have any questions or need additional assistance, please do not hesitate to call Chris Nguyen at (714) 641-1587. Very truly yours, LINSCOTT, LAW & GREENSPAN, ENGINEERS /~) Christophe u, P.E. Transportation Engineer 1II N:\2500\2042591\Rcpun\259! 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'" f- v; '" Oo(lZ ::: w UJ '_ 'J") os: UJ "" ::: <( 0::: ::: -' -' (!) '" 55A-52 I I I TABLE I I EXISTING AND PROPOSED DEVELOPMENT TABULATION [I] Famsa Expansion, Santa Ana I I I. Hip Hop Zone Mon-Sun (I OAM-8PM) 1,170 SF ],170 SF o SF 2. Maria's Clothing Mon-Sun (I OAM-9PM) 2,250 SF 2,250 SF o SF I 3. Don Roberto Jewelry Mon-Sun (9AM-9PM) 1,125 SF 1,]25 SF o SF 4. Payless Shoesource Mon-Fri (9AM-9PM); 3,000 SF 3,000 SF o SF I Sat (9AM-8PM); Sun (IOAM-7PM) 5. Latin Music Warehouse Mon-Sun (lOAM-7PM) 1969 SF ] ,969 SF o SF I 6. Cleaners Mon-Sun (9AM-6PM) 1,300 SF ] ,300 SF o SF 7. Angeles Vision Center Mon-Fri (9:30AM-5PM) 1,300 SF ] ,300 SF o SF I 8 Wateria Mon-Sun (] OAM-8PM) 1,170 SF 1,]70 SF o SF 9. Grace's Flowers Mon-Fri (9AM-9PM); 900 SF 900 SF o SF I Sat-Sun (lOAM-9PM) Ord Lifestyle Mon-Thur (lOAM-8PM); Fri (lOAM-7:30PM); I ,200 SF ] ,200 SF o SF 10. Sat (lOAM-8PM); Sun (1IAM-7PM) I II. Checks Cashed Mon-Sun (9AM-7PM) 910 SF 910 SF o SF 12. Sports Plus Mon-Sun (I 0:30AM-8:30PM) 3,500 SF 3,500 SF o SF I 13. Food-4-Less Mon-Sun (6AM-12AM) 37,972 SF 37,972 SF o SF I 14. One Hour Photo Mon-Sun (IOAM-7PM) 975 SF 975 SF o SF 15. Vacant N/A 975 SF 975 SF o SF I 16. Salon Belleza Mon-Fri (lOAM-8PM); 975 SF 975 SF o SF Sat-Sun (9AM-8PM) I 17. Una Nails Mon-Sun (I OAM-8PM) 975 SF 975 SF o SF 18. Household Finance Mon-Fri (8:30AM-5:30PM); 2,667 SF 2,667 SF o SF Sat (lOAM-7PM) I Retail Subtotal 64,333 SF 64,333 SF o SF I I 55A-53 I I I I I I I I I I I I I I I I I I I TABLE 1 (continued) EXISTING AND PROPOSED DEVELOPMENT TABULATION (I] Famsa Expansion, Santa Ana Retail Furniture Uses: 19. F amsa Mon-Sun (lOAM-8PM) 23,375 SF 27,256 SF +3,881 SF Retail Furniture Subtotal 23,375 SF 27,256 SF +3,881 SF Medical Office Uses: 20. Dr. Rinaldo Gonzales Mon-Fri (lOAM-I PM; 2:30PM-7PM) 1,300 SF I ,300 SF o SF Business Office Subtotal 1,300 SF 1,300 SF o SF Restaurant Uses: 21. Panaderia, Mon-Sun (7AM-lOPM) 2,600 SF 2,600 SF o SF Ensenada Y Restaurant 22. Little Caesars Mon- Thur (II AM-lOPM); 1,300 SF 1,300 SF o SF Fri-Sat (I lAM-I IPM); Sun (1IAM-lOPM) 23. Golden Gate Mon- Thur (II :30AM-8PM); 910 SF 910 SF o SF Chinese Food Fri-Sat (II :30AM-9PM); Sun (II :30AM-8PM) 24. Donut Inn 24 hours daily o SF o SF o SF (part of Food-4-Less) 25. McDonald's Mon-Sun (6AM-IIPM) 4,800 SF 4,800 SF o SF 26. Jugos Acapulco Mon-Sun (7 AM-9PM) 900 SF 900 SF o SF 27. Taco Bell Mon- ThUT (8AM-I OPM); 2,528 SF 2,528 SF o SF Fri-Sat (8AM-12AM); Sun (8AM-I OPM) Restaurant Subtotal 13,038 SF 13,038 SF o SF n1250012042591ltables1259l Table I Development Summary xis 55A-54 I I I I I I I I I I I I I I I I I I I TABLE 2 CITY CODE PARKING REQUIREMENT Famsa Expansion, Santa Ana Retail Uses 64,333 SF 5 per 1,000 SF 322 Retai1IFumiture 27,256 SF 5 per 1,000 SF 136 Medical Office Uses 1,300 SF 6 per 1,000 SF 8 Restaurant Uses 13,038 SF 10 per 1,000 SF 130 Notes: [I] Source: City of Santa Ana Off-Street Parking Requirements, Section 41-1300 through Section 41-1420. n:\2500\2042591 \Tables\Table 2 City Parking Code Requirements,xls 55A-55 I I I I I I I I I I I I I I I I I I I TABLE 3 WEEKDAY THEORETICAL SHARED PARKING ANALYSIS (I] Famsa Expansion, Santa Ana .............. .. . ................. ................. ..ufP&k . ................. ................. . ................. . ................... ...J8~". 6:00 AM 0% 0% 3% 0% 0 505 +505 7:00 AM 8% 8% 20% 2% 42 505 +463 8:00 AM 17% 17% 63% 5% 7 90 505 +415 9:00 AM 40% 40% 93% 10% 13 203 505 +302 10:00 AM 65% 65% 100% 20% 26 331 505 +174 11:00 AM 83% 83% 100% 30% 39 427 505 +78 NOON 92% 92% 90% 50% 65 493 505 +12 ........._---.......... ........._-_._---.-.... joopM .... -- . .... \}:.).......-:::..:.:.:..}::::; 2:00 PM 92% 296 92% 125 97% 8 60% 78 507 505 -2 3:00 PM 90% 290 90% 122 93% 7 60% 78 497 505 +8 4:00 PM 83% 267 83% 113 77% 6 50% 65 451 505 +54 5:00 PM 75% 242 75% 102 47% 4 70% 91 439 505 +66 6:00 PM 78% 251 78% 106 23% 2 90% 117 476 505 +29 7:00 PM 85% 274 85% 116 7% 1 100% 130 521 505 -16 8:00 PM 83% 267 83% 113 7% 1 100% 130 511 505 -6 9:00 PM 58% 187 58% 79 3% 0 100% 130 396 505 +109 10:00 PM 30% 97 30% 41 3% 0 90% 117 255 505 +250 II:OOPM 12% 39 12% 16 0% 0 70% 91 146 505 +359 MIDNIGHT 0% 0 0% 0 0% 0 50% 65 65 505 +440 [I] Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULl) Shared Parking Publication. n:\2500\2042591\Tables\2591 Table 3 Weekday Shared Parking. xIs 55A-56 I I I I I I I I I I I I I I I I I I I TABLE 4 WEEKEND THEORETICAL SHARED PARKING ANALYSIS [1] Famsa Expansion, Santa Ana ..... ............................... ......................... .........-.-....................... .-...................... ..'.".'11a56...'sF.""'.".........,.."..':~!~~:~'"""'" ......~.~,~.~~f~~~~~~....,'".,'...,."..,:.., ....,..,.,:..,...,...~:1~,::1$,:,~,:,.,.:,.,~,.,1,'.,:,.,OO,.,.,.,.,.,:,.,.,Q,:.,,:S,':,.,:,f '.:,: ,sifutf ., ..~ ."""",,'L..,..R. ..........-....... .................. ........-........ ........ ......... n. ...... ... , ?r~~~~~{.N~@r :.J:~Wi:..tf:!@H..:::r!t~f:~~ :)~t~~@~ijilli~#~~~i.~'~~J..m~(~~ .])~~$Pl@~ ..: :p~;:n~p~~IM])~mAA~ 0% 0 3% 0 0% 3% 4 20% 2 2% 10% 14 63% 5 3% 30% 41 93% 7 6% 45% 61 100% 8 8% 73% 99 100% 8 10% 85% 116 90% 7 30% ~% 1m 7 6:00 AM 0% 7:00 AM 3% 10 8:00 AM 10% 32 9:00 AM 30% 97 10:00 AM 45% 145 11:00 AM 73% 235 NOON 85% 274 1:00 PM 95% 306 ....-............. ...................-... ,,',~;OO:r.M.':,.. 3:00 PM 100% 322 4:00 PM 90% 290 5:00 PM 75% 242 6:00 PM 65% 209 7:00 PM 60% 193 8:00 PM 55% 177 9:00 PM 40% 129 10:00 PM 38% 122 II:OOPM 13% 42 MIDNIGHT 0% 0 Jo.~o/~ 100% 90% 75% 65% ...................... ............".,....... ',','U6=?'.. ....... ........... 136 122 102 88 4 o 19 55 153 224 355 . . . . - .. ........... ,... . . . . . . . . . . . . . . . . . . . .........._-...... $~illi 505 505 505 505 505 505 505 505 +505 +486 +450 +352 +281 +150 +69 60% 82 55% 75 40% 54 38% 52 13% 18 0% 0 93% 77% 47% 23% 7% 7% 3% 3% 0% 0% 7 6 4 2 1 1 o o o o 45% 59 524 505 -19 45% 59 477 505 +28 60% 78 426 505 +79 90% 117 416 505 +89 95% 124 400 505 +105 100% 130 383 505 +122 100% 130 313 505 +192 95% 124 298 505 +207 85% 111 171 505 +334 70% 91 91 505 +414 [1 J Based on weekday hourly parking accumulation percentages provided in the Urban Land Institute (ULl) Shared Parking Publication. [2J In an effort to remain conservative, the weekday office parking demand profiles per ULl were utilized. n:\2500\2042591\Tables\2591 Table 3 Weekday Shared Parking. xis 55A-57 Z III <( ... I- a... III l- V'! 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" e J:l 0 0 0 0 0 0 0 0 0 0 0 0 N r; ~. 0 ~ 0 0 0 ~ ~ ~ 0 ~ ~ 6 0 0 N N l"'l "1- <r> 'D t- oo 0 B " I 55A-59 I I I I I I I I I I I I I I I I I I I TABLE 7 WEEKDAY SHARED PARKING ANALYSIS (WITH AUGUST 2004 PARKING SURVEYS) Famsa Expansion, Santa Ana ................. ....................... ................. ..................... ...................... .........,............ &'P~i&: I~~II ................ . ........"....... . nijij~: ..................... 6:00 AM 0 0 0% 0 0% 0 0 505 +505 7:00 AM 0 0 8% 0 8% 2 2 505 +503 8:00 AM 92 9 17% I 17% 3 105 505 +400 9:00 AM 147 15 40% 2 40% 8 172 505 +333 10:00 AM 178 18 65% 3 65% 12 211 505 +294 11:00 AM 192 19 83% 4 83% 16 231 505 +274 ..................... ,t~@~fM) 1:00PM 225 23 95% 5 95% 18 271 505 +234 2:00 PM 197 20 92% 5 92% 17 239 505 +266 3:00 PM 186 19 90% 5 90% 17 227 505 +278 4:00 PM 205 21 83% 4 83% 16 246 505 +259 5:00 PM 225 23 75% 4 75% 14 266 505 +239 6:00 PM 197 20 78% 4 78% 15 236 505 +269 7:00 PM 211 21 85% 4 85% 16 252 505 +253 8:00 PM 181 18 83% 4 83% 16 219 505 +286 9:00 PM 102 10 58% 3 58% 11 126 505 +379 10:00 PM 82 8 30% 2 30% 6 98 505 +407 Notes: [I] Counts were conducted by Transportation Studies, Inc on Thursday, August 26,2004. [2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite, designated for retail use, was vacant during the parking surveys. n:\2500\2042591\Tables\2591 Table 7 Weekday Shared Parking,x]s 55A-60 I I I I I I I I I I I I I I I I I I I 1I NSCOTT LAW & GREENSPAN TABLE 8 engineers WEEKDAY SHARED PARKING ANALYSIS (WITH AUGUST 2004 PARKING SURVEYS) Famsa Expansion, Santa Ana .... .................. ................. ...................... ge~~~ \:Nik~r:\ ........ .............. ...................... . ....................... ..'.................... . . . . . . . . . . . . . . . . . . . . . . . ....................... ........-......... ..---.........._-.. .. !~ll~ III!: ~ll ..................... 6:00 AM 0 0 0% 0 0% 0 0 505 +505 7:00 AM 0 0 3% 0 3% I I 505 +504 8:00 AM 91 9 10% 1 10% 2 103 505 +402 9:00 AM 120 12 30% 2 30% 6 140 505 +365 10:00 AM 166 17 45% 2 45% 9 194 505 +31 1 I 1:00 AM 240 24 73% 4 73% 14 282 505 +223 12:00 PM 258 26 85% 4 85% 16 304 505 +201 1:00 PM 276 28 95% 5 95% 18 327 505 +178 3:00 PM 283 28 100% 5 100% 19 335 505 +170 4:00 PM 287 29 90% 5 90% 17 338 505 +167 5:00 PM 250 25 75% 4 75% 14 293 505 +212 6:00 PM 237 24 65% 3 65% 12 276 505 +229 7:00 PM 230 23 60% 3 60% 11 267 505 +238 8:00 PM 226 23 55% 3 55% 10 262 505 +243 9:00 PM 152 15 40% 2 40% 8 177 505 +328 10:00 PM 107 1 I 38% 2 38% 7 127 505 +378 Notes: [I] Counts were conducted by Transportation Studies, Ine on Saturday, August 26, 2004, [2] To account for daily variationlfluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite, designated for retail use, was vacant during the parking surveys. n:\2500\2042591\Tables\2591 Table 8 Weekend Shared Parking,xls 55A-61 I I I I I I I I I I I I I I I I I I I TABLE 9 WEEKDAY SHARED PARKING ANALYSIS (WITH JUNE 2005 PARKING SURVEYS) Famsa Expansion, Santa Ana ................. ...-.--.......... .....'~~~~~ I\TJ 6:00 AM 0% 0 0% 0 505 7:00 AM 8% 0 8% 2 505 8:00 AM 17% 1 17% 3 505 9:00 AM 40% 2 40% 8 505 10:00 AM 177 18 65% 3 65% 12 210 505 +295 11:00 AM 232 23 83% 4 83% 16 275 505 +230 12:00 PM 234 23 92% 5 92% 17 279 505 +226 1:00 PM 243 24 95% 5 95% 18 290 505 +215 .-......--................... ...-.-,.--........ . .,).,imapM.....,. .... ............._-.... 3:00 PM 208 21 90% 5 90% 17 251 505 +254 4:00 PM 228 23 83% 4 83% 16 271 505 +234 5:00 PM 244 24 75% 4 75% 14 286 505 +219 6:00 PM 253 25 78% 4 78% 15 297 505 +208 7:00 PM 235 24 85% 4 85% 16 279 505 +226 8:00 PM 192 19 83% 4 83% 16 231 505 +274 9:00 PM 58% 3 58% II 505 10:00 PM 30% 2 30% 6 505 Notes: [I] Counts were conducted by Transportation Studies, Inc on Tuesday, June 21, 2005. [2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite, designated for retail use, was vacant during the parking surveys. n:\2500\2042591\Tables\2591 Table 9 Weekday Shared Parking. xIs 55A-62 I I I I I I I I I I I I I I I I I I I TABLE 10 LI NSCOTT LAW & GREENSPAN engineers WEEKDAY SHARED P ARKING ANALYSIS (WITH JUNE 2005 PARKING SURVEYS) Famsa Expansion, Santa Ana .... ...-........ ......~~~~~ 11~ 6:00 AM 0% 0 0% 0 505 7:00 AM 3% 0 3% I 505 8:00 AM 10% I 10% 2 505 9:00AM 30% 2 30% 6 505 10:00 AM 213 21 45% 2 45% 9 245 505 +260 IIOOAM 258 26 73% 4 73% 14 302 505 +203 12:00 PM 290 29 85% 4 85% 16 339 505 +166 1:00PM 300 30 95% 5 95% 18 353 505 +152 ... -..................... .-..-.-.-.......... ....zi,OOl'M? ....................... 3:00 PM 287 29 100% 5 100% 19 340 505 +165 4:00 PM 297 30 90% 5 90% 17 349 505 +156 5:00 PM 260 26 75% 4 75% 14 304 505 +201 6:00 PM 231 23 65% 3 65% 12 269 505 +236 7:00 PM 221 22 60% 3 60% II 257 505 +248 8:00 PM 182 18 55% 3 55% 10 213 505 +292 9:00 PM 40% 2 40% 8 505 10:00 PM 38% 2 38% 7 505 Notes: [I] Counts were conducted by Transportation Studies, Inc on Saturday, June 18,2005. [2] To account for daily variation/fluctuation in parking demands, a conservative ten percent (10%) contingency factor was applied to the existing parking counts. [3] A 975 SF suite, designated for retail use, was vacant during the parking surveys. n:\2500\2042591\Tables\2591 Table 10 Weekend Shared Parking,xls 55A-63 I I I I I I I I I I I. I I I I I I I I I I APPENDIX A PARKING SURVEY DATA 55A-64 I I I I I I I I I I I I I I I I I I I S'l " '-l.'):!Il , C i)J~~lJNV , ,is . Ul C? t) ~~gl~~ ~~~E~ ~ b;I:!J'l ~~lXl I I z~ I I o E- c l-. t;t-<ig,llll.~i1NN ,l~ Q = '2'~ :;; i5u co u '" ci:g~ ..~ ~u ~ ~ 5 ~ ~~! >1 ~=t!' ~ ~ ~E 1.!l! ~ A ~ sgT z o c~ ~ -- t) >< w ~~ ~ ()~ ~ VU~ @~ '1QJ l!;:: ~ 0= ~~ O~ .c '''' N~ '" ~ ~ E ~ II ! I E ~ i~I~~H hia~ ~ "~~ :':.h~1 I[ :~ e g e~ ~= j: I f ~ (.) ~ .... .-+ , ......W ,.1Jo L I ' ""1"--.'.11 Ow Ie'" ."'~~'" .: .. ~ J -~ ~.. J in> 1iiI;.'" . e~'~ ~ """-~ ';' I- ' C ~~ ~~ ~J 't""".' I [ II i I ..' ! 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C"( '- - -- '-J V u ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 55A-69 19J 004/004 ''fl t ~ :1 ,{ KO -03/26/05 RESOLUTION NO. 2005-047 A RESOLUTION OF THE CITY COUNCil OF THE CITY OF SANTA ANA DENYING VARIANCE NO. 2004-18 (APPEAL NO. 2005-02) FOR A REDUCTION IN REQUIRED ON-SITE PARKING FOR THE PROPERTY lOCATED AT 419 EAST FI RST STREET BE IT RESOLVED BY THE CITY COUNCil OF THE CITY OF SANTA ANA AS FOllOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Variance No. 2004-18, for a reduction in required on-site parking to allow the expansion of the retail establishment located at 419 East First Street. B. Variance No. 2004-18 came before the Planning Commission on February 14,2005 for a duly noticed public hearing. The Planning Commission continued the matter to February 28, 2005. On February 28, 2005, the Planning Commission denied Variance No. 2004-18 by a unanimous vote. The Planning Commission concluded that the proposed building expansion would exacerbate the existing lack of parking. C. On March 9, 2005, the applicant appealed the Planning Commission's decision, Appeal No. 2005-02. On May 2, 2005, Variance No. 2004-18 (Appeal No. 2005-02) came before the City Council of the City of Santa Ana for a duly noticed public hearing. D. Santa Ana Municipal Code Section 41-638 authorizes the City Council to grant a variance upon making certain findings. The City Council determines that the findings necessary to grant Variance No. 2004-18 have not been established: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location, or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. There are no special circumstances applicable to the subject site that necessitates a reduction of on-site parking for the Santa Ana Downtown Plaza. The commercial center is situated on a flat, rectangular parcel of land with adequate Resolution No. 2005-xx Page 1 of 3 55A-70 vehicular access. Similar commercial centers have constructed expansions that are in compliance with the City's parking code. Therefore, the strict application of the zoning code would not deprive the subject property of privileges. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The variance for reduction of required on-site parking stalls is not necessary for the preservation of property rights as the Santa Ana Downtown Plaza will maintain the ability to operate all existing uses under the City's non-conforming use regulations. In addition, should restaurant or medical use tenants transition to retail tenants, the center would be able to expand the buildings as it would be able to provide the required number of on-site parking stalls. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of a variance to reduce the required on-site parking will be detrimental to the public welfare or injurious to the surrounding properties by exacerbating the lack of parking in the area. 4. That the granting of the variance will not adversely affect the General Plan of the City. The granting of the variance will adversely affect the General Plan of the City since the proposed expansion will create negative parking impacts which will impact surrounding commercial and residential uses. This will be in conflict with the City's goal to promote development which enhances the quality of life of its residents. E. In accordance with the California Environmental Quality Act (CEQA), the recommended action is not considered a CEQA project. Therefore no environmental documentation is required. Section 2. The City Council of the City of Santa Ana after conducting the public hearing, hereby denies Appeal No. 2005-02 and Variance No. 2004-18. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for City Council Action dated May 2, 2005, 2005 and exhibits attached thereto; and the public testimony written and oral, all of which are incorporated herein by this reference Resolution No. 2005-xx Page 2 of 3 55A-71 Section 3. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Clerk of the Council shall give direct notice to the applicant of the Council's decision and these findings. ADOPTED this day of May, 2005 Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Council members NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2005-047 to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Resolution No. 2005-xx Page 3 of 3 55A-72 KO -07/25/05 RESOLUTION NO. 2005-074 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DENYING VARIANCE NO. 2004-18 (APPEAL NO. 2005-02) FOR A REDUCTION IN REQUIRED ON-SITE PARKING FOR THE PROPERTY LOCATED AT 419 EAST FIRST STREET BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Variance No. 2004-18, for a reduction in required on-site parking to allow the expansion of the retail establishment located at 419 East First Street. B. Variance No. 2004-18 came before the Planning Commission on February 14, 2005 for a duly noticed public hearing. The Planning Commission continued the matter to February 28, 2005. On February 28, 2005, the Planning Commission denied Variance No. 2004-18 by a unanimous vote. The Planning Commission concluded that the proposed building expansion would exacerbate the existing lack of parking. C. On March 9, 2005, the applicant appealed the Planning Commission's decision, Appeal No. 2005-02. D. On May 2, 2005, Variance No. 2004-18 (Appeal No. 2005-02) came before the City Council of the City of Santa Ana for a duly noticed public hearing. The City Council closed the public hearing and continued the matter to August 1, 2005. E. Santa Ana Municipal Code Section 41-638 authorizes the City Council to grant a variance upon making certain findings. The City Council determines that the findings necessary to grant Variance No. 2004-18 have not been established: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location, or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. Resolution No. 2005-074 Page 1 of 4 55A-73 There are no special circumstances applicable to the subject site that necessitates a reduction of on-site parking for the Santa Ana Downtown Plaza. The commercial center is situated on a flat, rectangular parcel of land with adequate vehicular access. Similar commercial centers have constructed expansions that are in compliance with the City's parking code. Therefore, the strict application of the zoning code would not deprive the subject property of privileges. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The variance for reduction of required on-site parking stalls is not necessary for the preservation of property rights as the Santa Ana Downtown Plaza will maintain the ability to operate all existing uses under the City's non-conforming use regulations. In addition, should restaurant or medical use tenants transition to retail tenants, the center would be able to expand the buildings as it would be able to provide the required number of on-site parking stalls. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of a variance to reduce the required on-site parking will be detrimental to the public welfare or injurious to the surrounding properties by exacerbating the lack of parking in the area. 4. That the granting of the variance will not adversely affect the General Plan of the City. The granting of the variance will adversely affect the General Plan of the City since the proposed expansion will create negative parking impacts which will impact surrounding commercial and residential uses. This will be in conflict with the City's goal to promote development which enhances the quality of life of its residents. F. In accordance with the California Environmental Quality Act (CEQA), the recommended action is not considered a CEQA project. Therefore no environmental documentation is required. Section 2. The City Council of the City of Santa Ana after conducting the public hearing, hereby denies Appeal No. 2005-02 and Variance No. 2004-18. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for City Council Action dated May 2, 2005, Resolution No. 2005-074 Page 2 of 4 55A-74 2005 and August 1, 2005 and the exhibits attached thereto; and the public testimony written and oral, all of which are incorporated herein by this reference Section 3. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Clerk of the Council shall give direct notice to the applicant of the Council's decision and these findings. ADOPTED this day of August, 2005 Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers Resolution No. 2005-074 Page 3 of 4 55A-75 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2005-074 to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Resolution No. 2005-074 Page 4 of 4 Clerk of the Council City of Santa Ana 55A-76