HomeMy WebLinkAbout31A - 1125 E SEVENTEENTH
CITY COUNCIL MEETING DATE:
REQUEST FOR
COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
AUGUST 18, 2008
TITLE:
APPROVED
o As Recommended
o As Amended
o Ordinance on 1st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
MINOR EXCEPTION NO. 2008-01 TO ALLOW A
REDUCTION IN THE REQUIRED OFF-STREET
PARKING, CONDITIONAL USE PERMIT NO.
2008-10 AND CONDITIONAL USE PERMIT NO.
2008-11 TO ALLOW TWO PROFESSIONAL TRADE
SCHOOLS AT 1125 EAST SEVENTEENTH STREET
- GARO NAZARIAN, APPLICANT
~~---
CITY MANAGER
CONTINUED TO
Or-
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Minor Exception No. 2008-01
as conditioned, Conditional Use Permit No. 2008-10 as conditioned and
Conditional Use Permit No. 2008-11 as conditioned.
PLANNING COMMISSION ACTION
On July 14, 2008, the Planning Commission adopted a resolution approving
Minor Exception No. 2008-01 as conditioned to allow a reduction in the
required off-street parking (Exhibit A), adopted a resolution approving
Condi tional Use Permit No. 2008-10 as conditioned for Universal Career
College (Exhibit B), and adopted a resolution approving Conditional Use
Permit No. 2008-11 as conditioned for ATI College (Exhibit C) by a vote
of 4:0 (Gartner and Leo absent) to allow two professional trade schools
at 1125 East Seventeenth Street, Units E202, E209-E211, E214, N160, N200
and S200 in the Professional (P) zoning district. The Planning
Commission made no changes to the recommended conditions of approval
outlined in the attached staff reports (Exhibits A-C) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
-~-J ~/ .L
Jay~. Trevino
Executive Director
Planning & Building Agency
CR:rb
cr\reports\me08-01cup08-10cup08-11.cc
31A-1
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
JULY 14, 2008
TITLE:
PUBLIC HEARING - FILED BY GARO NAZARIAN
FOR MINOR EXCEPTION NO. 2008-01 TO ALLOW A
REDUCTION IN THE REQUIRED OFF-STREET PARKING
FOR TWO TRADE SCHOOLS AT 1125 EAST
SEVENTEENTH 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 Carlos Rodriguez
~Y/L
\ ) Executive Director
JtU2M-p~
RECOMMENDED ACTION
Adopt a resolution approving Minor Exception No. 2008-01 as conditioned.
Zoning Administrator Action
Referred Minor Exception No. 2008-01 to the Planning Commission to be
heard in conjunction with Conditional Use Permit Nos. 2008-10 and 2008-
11 at its June 4, 2008 meeting.
DISCUSSION
Request of Applicant
Garo Nazarian, on behalf of North Park Plaza,
approval of Minor Exception No. 2008-01 to allow
required off-street parking requirements for two
schools at 1125 East Seventeenth Street.
Inc., is requesting
a reduct ion in the
professional trade
Property Description
The project site is approximately 15 acres in size and is occupied by five
free standing buildings with approximately 140,553 square feet of medical
office space and a charter school. A total of 847 parking stalls are
currently provided on the subj ect site. The parcel is located within
the Professional (P) zoning district and has a General Plan land use
designation of Professional (PAO). The site is located on the northeast
corner of Lincoln Avenue and Seventeenth Street. Surrounding land uses
include residential to the north, and commercial to the south, east and
west (Exhibits 1 and 2) .
EXHIBIT A
31A-2
Minor Exception No. 2008-01
July 14, 2008
Page 2
Project Description
The applicant is proposing to allow two professional trade
occupy portions of the existing medical office buildings.
Career College and ATI College are proposing both classroom
along with administrative offices (Exhibit 3).
schools to
Universal
facilities
Universal Career College will occupy units E202, E209, E210, E211 and E214
for a combined square footage of 7,401. Universal Career College will
serve approximately 120 students and will operate at various times of the
day. Classes will be scheduled from 8:00 a.m. to 3:00 p.m. and from 5:00
p.m. to 9:00 p.m., Monday through Friday. The school is proposing a total
of 12 teachers and staff for the school. Students will be using both
private cars as well as public transportation to arrive at the school.
ATI College will use units N160, N200 and S200 for a total of 10,197
square feet. The trade school will serve 120 students and classes will be
scheduled from 8: 00 a. m. to 3: 00 p. m. and from 5: 00 p. m. to 9: 00 p. m. ,
Monday through Friday. Again, students will be using both private cars as
well as public transportation to arrive at the school.
A combined total of 11,217 square feet of classroom space and 6,381 square
feet of administrative office space will be utilized by the two
professional trade schools. A total of 108,423 square feet will remain
for medical office uses and 4,573 square feet for the charter school. A
total of 969 parking spaces are required for the proposed proj ect while
only 847 parking spaces are provided on-site.
Analysis of the Issues
The proposed trade schools are allowed within the Professional (P)
zoning district with an approved conditional use permit. The applicant
has submitted the application for the conditional use permits that will
also be reviewed by the Planning Commission. This minor exception
request is to allow the proposed professional trade schools to share the
parking with the existing uses.
Section 41-1402 of the Santa Ana Municipal Code provides a parking
standard for professional trade schools. The requirement for trade
schools is one parking space for every 40 square feet of classroom area
along with one space for each 333 square feet of office floor area. The
total square footage of the two proposed trade schools is 17,598 of
which 6,381 square feet is dedicated to office and 11,217 square feet to
be used as classrooms.
31A-3
Minor Exception No. 2008-01
July 14, 2008
Page 3
Based on the City's parking requirement, the proposed trade schools,
medical offices and charter school require a total of 969 total parking
spaces. Currently, the proj ect site provides a total of 847 total
spaces. Therefore, a deficiency of 122 parking spaces is anticipated,
which is equivalent to a 13 percent parking reduction for project site.
As proposed, the additional parking required for the two trade schools
exceeds the amount of parking provided on-site. Section 41-632(3) (g) of
the SAMC gives the City the ability to allow a parking reduction through
the minor exception process of up to a maximum of 20 percent of the
required parking spaces. In addition, Section 41-638.1 (c) allows the
possibility of a minor exception provided it can be established that no
conflict will arise between parking for one use and parking for another
use due to differences in primary utilization of parking spaces between
the different tenants.
In order to analyze whether or not the existing parking lot would be
adequate enough to support the proposed expansion, the applicants prepared
a shared parking study. The shared parking analysis was prepared by the
traffic engineering firm of RK Engineering Group, Inc. The study was
completed using the Urban Land Institute (ULI) shared parking methodology
and the Institute of Transportation Engineers parking demand (Exhibit 4).
The Shared Parking Analysis for the North Park Plaza office complex was
intended to provide an analysis of the parking demand based on the
different activity patterns and uses within the center. It reviewed the
City's parking requirement for medical offices and trade schools and
proposed an alternative demand based on other parking generation factors
and/or actual parking usage. Two methodologies were used while conducting
the parking analysis. The first methodology utilized the Urban Land
Institute (ULI) shared parking concept, while the second performed actual
parking lot counts for the existing land uses plus assigned a parking
demand for the vacant tenant spaces per the actual code requirements.
Both methodologies concluded that sufficient parking was provided to meet
the peak and future parking demands of the shopping center.
Based on the analysis provided by RK Engineering, Inc., the maximum number
of on-site parking spaces expected to be occupied is 829 on January
weekdays and weekends. Based on the shared parking concept, a total of
two percent of the parking spaces were projected to be unoccupied with a
maximum demand based on all uses. In addition, field counts were
performed on April 22, 2008 by RK Engineering, Inc., which identified a
maximum of 168 stalls occupied during the peak hour. To better evaluate
the potential parking demand the traffic engineer took into account
31A-4
Minor Exception No. 2008-01
July 14, 2008
Page 4
the proposed trade schools in addition to the parking count and calculated
the peak demand as 356 spaces during the day. This second method further
concludes that sufficient on-site parking will be available to serve the
existing medical offices, existing charter school, and proposed trades
schools.
Based on the shared parking analysis for the project site, staff is able
to verify that the two proposed trade schools will not impact the parking
for the existing medical office complex. The proposed uses will continue
to allow for a sufficient number of parking spaces to be available for
both employees and visitors of the center. The field counts performed for
the shared parking analysis additionally indicates that the actual parking
spaces that are being occupied are considerably less that what is required
by the City's parking code. Lastly, the parking study does not take into
account the potential for the students to use alternative transportation
methods such as public transportation and carpooling. These additional
transportation methods will allow for an additional number of available
parking spaces.
On June 4, 2008, the Zoning Administrator opened the public hearing for
the proposed project. The Zoning Administrator reviewed the project and
verified that the combined scope of the project included Conditional Use
Permit Nos. 2008-10 and 2008-11. After much discussion, the Zoning
Administrator motioned that the items be referred to the Planning
Commission for action in order to allow all items to be discussed as one
complete project. The Zoning Administrator verbalized that Section 41-641
SAMC allowed the referral of the minor exception request when the proposed
project was of such magnitude as to be of special interest to the people
of the City of Santa Ana and the Planning Commission.
In summary, the issuance of a minor exception will allow a project that
will benefit the community by providing additional educational
opportunities for residents of the City as well as those within the
surrounding communities. Although the existing medical office does not
provide the amount of parking required by the City's parking code, the
shared parking analysis indicates that the site is able to accommodate the
two professional trade schools along with the existing uses at the site.
Therefore, staff recommends that the Planning Commission approve Minor
Exception No. 2008-01 as conditioned.
31A-5
Minor Exception No. 2008-01
July 14, 2008
Page 5
CEQA Compliance
In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305. This
Class 5 exemption allows minor alterations in land use which do not result
in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
~~
~
Carlos Rodriguez
Assistant Planner II
Verny Carvajal
Senior Planner
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ME 08-1
NORTH PLAZA, INC.
1125 EAST SEVENTEENTH STREET
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2.0 Parking Analvsis
2.1 City Parking Code Analysis
The City of Santa Ana Development Code parking requirements are included in
Appendix A. According to the City parking code rates, the site would require 969
parking spaces. Table 1 shows the City parking requirements per land use within the
site. Currently, there are 847 parking spaces available on site.
The owner plans to seek relief from parking standards based on the differences in peak
usage hours for the individual uses, which will reduce the demand for parking spaces.
2.2 Shared Parking Analysis
RK has used procedures developed by the Urban Land Institute (ULI) from its 2005
publication, titled Shared Parking, Second Edition. This document was recently
published and contains the latest procedures and data with respect to parking
demand and shared parking. Parking demand rates have been developed in
conjunction with the Institute of Transportation Engineers (ITE) to conduct a
substantial parking demand survey. A summary of the ULI study is included in
Appendix B. The ULI shared parking analysis evaluates the types of land uses, parking
rates, monthly variations of parking demand by land use, differences between
weekday and weekend parking demand, the hourly distribution of peak parking
demand for each type of land use, and captive versus non-captive parking demand
within the project site.
RK used the existing and future land uses in determining the project parking demand.
Furthermore, each month of the year was evaluated and the peak parking demand for
both weekdays and weekends was determined utilizing data contained in the ULI
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Shared Parking, Second Edition report and the operational characteristics of the
proposed land uses within the site.
Peak parking demand for each land use at North Park Medical Plaza was estimated
using the ULI parking requirements for individual land uses. The parking demand rates
utilized in this study are included in Table 2. The City of Santa Ana is permitting an
evaluation of mixed-use projects to take into account the different time of peaking
between various land uses.
The ULI has developed a computer spreadsheet to analyze parking demand at the site.
The program that the ULI has developed is consistent with the procedures included in
the ULI Shared Parking, Second Edition publication. The following inputs were
included within the shared parking computer program for each land use:
1. Peak parking demand by land use for visitors and employees.
2. Hourly variations of parking demand
3. Weekday versus weekend adjustment factor
4. Monthly adjustment factors to account for variations of parking demand over the
year
The shared parking demand for individual uses takes into account the peak parking
characteristics of the medical office building, trade school, and charter school, with
respect to their hours of operation. Each of these land uses has different peaking
characteristics with respect to time of day and month of the year. The ULI default
time-of-day factors have been used for the medical office building. The trade school
uses operate at significantly higher levels during the evening hours than during the
morning hours. The charter schools operate at full capacity. Adjustments have been
made to take into consideration both weekday and weekend peak conditions, based
31Alt7
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upon the individual types of uses. The latest ULI procedures also separate visitors
versus employee parking demand for the medical office building use. The time-of-day
factor adjustments for each land use are included in Appendix C.
2.3 Shared Parking Results
Since the peak parking demand for each land use occurs at a different hour, and also
varies by month and day of the week, the peak parking demand is not solely
determined by adding the individual peak parking requirements for each land use.
Exhibit C indicates the peak parking demand for weekday conditions, whereas
Exhibit D indicates peak parking demand for weekend conditions. Exhibit E indicates a
comparison of weekday versus weekend parking demand during the peak hour of the
year. As shown on these exhibits, peak parking demand does not occur continually
throughout the day and would occur only a couple of times during the individual day.
This parking study has performed an analysis for the following conditions:
· Existing Plus Future Uses-utilizing City Parking Code Rates (No Shared Parking)
· Existing Plus Future Uses-utilizing City Parking Code Rates & ULI Shared
Parking Adjustments
· Existing Plus Future Uses-utilizing an existing parking survey and adding
parking demand based on City Parking Code Rates for future land uses that are
currently vacant.
A summary for the Shared Parking analysis is shown on Table 8. The computer output
datasheets are included in Appendix C.
Based upon City parking code rates for existing plus future project conditions, as
shown in Table 8, the peak parking demand on weekdays is 829 parking spaces and
peak demand on weekends is also 829 parking spaces. North Park Medical Plaza
currently provides for a total of 847 parking spaces; based upon this shared parking
31~-28
analysis, the existing plus future project land uses within the site can be
accommodated without creating an overflow parking situation.
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3.0 ParkinQ Survey
In order to verify the peak parking demand for North Park Medical Plaza, RK also
conducted parking surveys at the site on Tuesday April 22, 2008. Parking within the site
was surveyed between the hours of 8:00 AM and 9:00 PM at one hour intervals to
establish the peak parking demand throughout the day.
The results of the parking survey were tabulated and are shown in Tables 7. The existing
peak parking demand for a typical weekday occurred at 5:00 PM. During this period, a
maximum of 168 of the 847 spaces were occupied.
At the time of the parking survey, all land uses were 100% occupied and in use except for
one of the trade schools. This land use's classroom floor area was 36% occupied (4,086
square feet of 11,217 square feet) and its office floor area was 52% occupied (3,315
square feet of 6,381 square feet). As shown on Table 1, the North Building first floor
(office - 1,096 square feet), North Building second floor (classroom - 5,639 square feet;
officen 1,146 square feet), and South Building second floor (classroom - 1,492 square feet;
office 824 square feet) are currently vacant, and did not contribute to the parking demand
in the survey. As shown on Table 2, based upon the City of Santa Ana parking code,
approximately 188 parking spaces would be needed to accommodate the occupancy of the
vacant uses within the site. Based upon the parking survey, there are currently excess
parking spaces available for the vacant uses during both weekday and weekend peak
parking periods.
After accounting for the future uses which are currently vacant, the actual peak demand
would be 356 spaces during the weekday. This indicates that the projected shared parking
analysis is conservative, and more vacant parking spaces would actually be available within
the site.
3-1
31A-30
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4.0 Overflow Parking
Based upon the shared parking analysis, the peak parking demand for weekdays and
weekends is projected to be 829 parking spaces. North Park Medical Plaza currently has
847 parking spaces; therefore, at least 18 parking spaces (2.1 % vacancy) should be
available for any overflow parking needs during peak weekday and weekend conditions.
Based upon the existing parking survey and the and City of Santa Ana parking code,
approximately 356 parking spaces would be needed to accommodate the occupancy of the
existing and future land uses. North Park Medical Plaza currently has 847 parking spaces;
therefore, approximately 491 parking spaces (58% vacancy) should be available for any
overflow parking needs during peak weekday and weekend conditions.
3fA-31
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7.0 Conclusions
The following conclusions have been reached with respect to North Park Medical Plaza mixed-
use development:
1. The project consists of a mix of uses which are compatible from a shared parking
standpoint. Peak parking demand will not occur simultaneously from all of the various
uses.
2. Utilizing the shared parking concept, the parking demand for the existing plus future land
uses has been estimated to be 829 parking spaces during peak weekday and weekend
conditions. The site currently includes a parking supply of 847 spaces.
3. Utilizing the existing parking survey, the parking demand for the existing plus future land
uses has been estimated to be 356 parking spaces during peak weekday conditions. The
site currently includes a parking supply of 847 spaces. This indicates that the projected
shared parking analysis is conservative, and more vacant parking spaces would actually
be available within the site.
4. Based upon the shared parking analysis, the proposed parking demand can be
accommodated within the existing parking facility.
5. The project should monitor the peak parking demand periodically to refine parking
management operations at the site.
7-1
31A-32
TABLE 1
Project Land Use
Existing land Use Units Quantity
Medical/Dental Office S.F. 108,423
High School (Charter School - Classroom & Office Only)
-East Building, Second Floor (South End)
-Classroom S.F. 1,308
-Office S.F. 3,265
Existing land Use Total (School - Classroom & Office Only) S.F. 4,573
Additional Future land Use Units Quantity
Adult Education School/Facility (Trade School - Classroom & Office Only)
-North Building, First Floor (Vacant)
-Office S.F. 1,096
-North Building, Second Floor (Vacant)
-Classroom S.F. 5,639
-Office S.F. 1,146
-South Building, Second Floor (Vacant)
-Classroom S.F. 1,492
-Office S.F. 824
-East Building, Second Floor (North End) (In Use & Operational at Time of Parking Survey)
-Classroom S.F. 1,028
-Classroom (La boratory) S.F. 1,558
-Office S.F. 390
-East Building, Second Floor (South End) (In Use & Operational at Time of Parking Survey)
-Classroom S.F. 1,500
-Office S.F. 2,925
Subtotal (Classroom) S.F. 11,217
Subtotal (Office) S.F. 6,381
Additional Future land Use Total (School - Classroom & Office Only) S.F. 17,598
Existing Plus Additional Future land Use Units Quantity
Medical/Dental Office S.F. 108,423
Adult Education School/Facility (Trade School - Classroom & Office Only)
-Classroom S.F. 11,217
-Office S.F. 6,381
High School (Charter School - Classroom & Office Only)
-Classroom S.F. 1,308
-Office S.F. 3,265
Existina & Additional Future land Use Total (School - Classroom & Office Only) S.F. 22,171
Existing & Additional Future land Use Total S.F. 130,594
(All Uses - School Classroom/Office & Medical Office Building)
, S.F. ~ Square Feet
i: rktables\RK631 OTB.x/s
IN.2036-200B-Ol
31A-33
TABLE 2
City of Santa Ana Parking Code Requirements
Parking Spaces
Existina land Use Quantitv1 Units Parkina Rate1 Renuired
Medical/Dental Office SF 108,423 6 So/l ,000 S.F. 651
High School (Charter School)
-Classroom S_F. 1,308 1 Sp/150 S.F. 9
-Office S.F. 3,265 1 Sp/333 S.F_ 10
Total 669
Parking Spaces
Additional Future land Use Quantitv1 Units Parkina Rate1 Reauired
Adult Education School/Facility (Trade School)
-Classroom S.F. 11,217 1 Sp/40 S_F. 281
-Office S_F. 6,381 1 Sp/333 S.F. 19
Total 300
Parking Spaces
Existina Plus Additional Future land Use Quantitv 1 Units Parkina Rate1 Reauired
Medical/Dental Office S.F. 108,423 6 So/l ,000 S.F. 651
Adult Education School/Facility (Trade School)
-Classroom S.F. 11,217 1 Sp/40 S.F. 280
-Office S_F. 6,381 1 So/333 S.F. 19
High School (Charter School)
-Classroom S.F_ 1,308 1 Sp/150 S.F. 9
-Office S.F. 3,265 1 Sp/333 S.F. 10
Total 969
S.F_ = Square Feet
Sp = Space
i:rktables\RK6310TB.xls
fN:2036-200B-Ol
31A-34
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TABLE 5
Peak Parking Demand & Available Spaces Summary
Peak Parking Demand2
(City of Santa Ana Rates
Peak Parking Demand Spaces & ULI Shared Parking Spaces
Parking Supply Timeframe City of Santa Ana Rates Available 1 Adjustments) Available
847 Weekday 969 0 829 18
Weekend 969 0 829 18
1 Parking Demand Exceeds Parking Suppy; No Spaces Available
2 Peak Month Occurs in January
i:rktables/RK6310TB
IN:2036-2008-01
31A-36
TABLE 6
Monthly Peak Parking Demand
Month Weekdays4 Weekend4
January 829 2 829 2
~--~~---'--------'-------_. ._----~------~-_.__..~---_. ------_.__.._._-'--_._--_._-----------_._.~
February 829 2 829 2
_________u_____ ---~----- ------- ------------- - -------~----_._-----_...._-_.------_.~._-_..-
March 829 2 829 2
-----~----,._----
April 829 2 829 2
May 829 2 829 2
June 829 2 829 2
July 797 796
August 797 796
September 829 2 829 2
October 829 2 829 2
November 829 2 829 2
December 829 2 829 2
------ --------~----------------
Late December 829 2 829 2
Maximum Demand 829 829
Parking Provided 847 847
Number of Total Surplus Spaces 18 18
Percent Total Surplus Spaces3 2.1% 2.1%
1 Peak month for weekdays (Demand identical for multiple months)
2 Peak month for weekends (Demand identical for multiple months)
3 Total Surplus SpacesITotal Parking Provided
j:\rktables\RK6310TB
IN:2036-2008-01
31A-37
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IN:2036-2008-01
TABLE 7
Existing Parking Survey - Tuesday (April 22, 2008)1
North Park Medical Plaza
Time Occupied Spaces
8:00 AM 117
9:00 AM 149
-~
10:00 AM 151
11 :00 AM 163
-- -~ -~.__._--,-_._--_._---~-_.. ._----~--
12:00 PM 161
-------- ---~~------- -------~._- --_._--_._~---_._---_._~-- ------..-.-
1 :00 PM 158
--- ----
2:00 PM 163
-----~----------------- -~--- -- __0'_"_- -- --~~-----,-----_.- -..-.------.-
3:00 PM 160
- ~----.- ------------~-------~--
4:00 PM 159
~- -----
5:00 PM 168
--
6:00 PM 153
7:00 PM 118
8:00 PM 75
--
9:00 PM 44
Maximum Demand 168
Parking Provided 847
Number of Total Surplus Spaces 679
Percent Total Surplus Spaces) 80.2%
1 Parking survey does not include demand from future land uses that
are currently vacant (North Building & South Building).
2 Peak Parking Demand Occurred at 5:00 PM
3 Total Surplus Spaces/Total Parking Provided
31A-38
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ZONING ADMINISTRATOR HEARING
MINUTES
JUNE 4, 2008
MINOR EXCEPTION NO. 2008-01
10:38 a.m.
Mr. Sergio Klotz, Zoning Administrator, called to order the public hearing in the City Hall
Ross Annex Conference Room 2001.
Also in attendance were: Garo Nazarian, Applicant; Taghi Shoraka, North Park Plaza;
Hasan Bajwa, RK Engineering; Carlos Rodriguez, Assistant Planner II; Yolanda Pen a &
Mike McCoy, Police Department; Ryan Hodge, City Attorney; and Jocelyn Magalona,
Recording Secretary.
Carlos Rodriguez presented the staff report and recommendation.
There were no written communications.
Mr. Nazarian asked for clarification on Condition 4. Discussion and clarification ensued
resulting with the modification of Condition 4.
Discussion continued regarding parking and the project process.
Since the minor exception for parking was before the Zoning Administrator and the
conditional use permits for the school use are scheduled for Planning Commission; Mr.
Klotz stated it is difficult to make a decision on half a project and recommended that the
minor exception and conditional use permits be reviewed and heard at one time
because the actions are related and is of special interest to the people of the City and
the Planning Commission.
The Zoning Administrator forwarded Minor Exception No. 2008-01 to the Planning
Commission to be heard in conjunction with Conditional Use Permit Nos. 2008-10 and
2008-11.
The hearing adjourned at 11 :06 a.m.
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Recording Secretary
mrlzoning administrationlminutesI2008106-04-08 me08-01
31A-40
KO- 7/10/08
RESOLUTION NO. 2008-20
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING MINOR
EXCEPTION NO. 2008-01 AS CONDITIONED TO ALLOW
TO ALLOW A REDUCTION IN THE REQUIRED OFF-
STREET PARKING REQUIREMENTS FOR TWO TRADE
SCHOOLS AT 1125 EAST SEVENTEENTH 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 Conditional Use Permit No. 2008-10 to
operate a trade school for the property located at 1125 East Seventeenth
Street, Units E202, E209-E211 and E214; Conditional Use Permit No.
2008-11 to operate a trade school for the property located at 1125 East
Seventeenth Street, Units N160, N200 and S200; and Minor Exception
No. 2008-01 to allow a reduction in the required off-street parking
requirements for the two professional trade schools at 1125 East
Seventeenth Street.
B. Minor Exception No. 2008-01 came before the Zoning Administrator on
June 4, 2008 for a duly noticed public hearing. The Zoning Administrator
determined pursuant to Santa Ana Municipal Code Section 41-641 to
referral the matter to the Planning Commission for public hearing.
C. Conditional Use Permit No. 2008-10, Conditional Use Permit No. 2008-11
and Minor Exception No. 2008-01 came before the Planning Commission
of the City of Santa Ana for a duly noticed public hearing on July 14, 2008.
D. Pursuant to Santa Ana Municipal Code Section 41-632(3) (g) allows a
parking reduction through the minor exception process of up to a
maximum of 20 percent of the required parking spaces. In addition,
Section 41-638.1 (c) allows the possibility of a minor exception provided it
can be established that no conflict will arise between parking for one use
and parking for another use due to differences in primary utilization of
parking spaces between the different tenants.
Resolution No. 2008-20
Page 1 of 6
31A-41
E. Santa Ana Municipal Code Section 41-638.1 authorizes the Planning
Commission to grant a minor exception for a parking reduction upon
making certain findings.
1 . That the granting of a minor exception to allow two or more
independent uses to share the required parking stalls will not result
in a conflict between parking for one use and parking for another
due to differences in time of primary utilization of parking.
The North Park Medical Plaza is a contained site surrounded
by residential to the north and commercial to the south, east
and west. As proposed, a total parking reduction of 13
percent is anticipated for the existing medical plaza. The
minor exception process allows for a parking reduction of up
to 20 percent based on the demonstration that a center with
mixed uses will have no conflict in sharing the existing
parking stalls. The shared parking analysis prepared by RK
Engineering Group, Inc. has determined that sufficient
parking will be provided for the project during times of peak
demand. The shared parking analysis determined that the
projected parking for the month of January would be 829
stalls on weekdays and weekends. Additionally, a field
count was performed in April of 2008 at the subject site and
a maximum of 168 stalls were occupied at the peak hour. In
addition, the traffic engineer took into account the proposed
uses along with the parking count and calculated the peak
demand as 356 spaces during the day. As existing, the
medical center can easily accommodate the two proposed
trade schools along with the existing uses.
2. That the granting of a minor exception will not substantially
increase difficulties of vehicle maneuverability or traffic congestion
on the project site.
Based on the shared parking analysis, the existing on-site
parking is sufficient to accommodate the two proposed trade
schools. Furthermore, no additional square footage will be
constructed as part of this proposal and no parking stalls will
be removed. As existing, the center has numerous drive
aisles and driveways and allows for excellent parking
circulation. Lastly, the site is accessed from Seventeenth
Street which is defined as a major arterial in the Circulation
Element.
F. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305.
Resolution No. 2008-20
Page 2 of 6
31A-42
This Class 5 exemption allows minor alterations in land use which do not
result in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves Minor Exception No. 2008-01 as conditioned in Exhibit "A" attached hereto and
incorporated herein, to allow a reduction in the required off-street parking requirements
the property located at 1125 East Seventeenth Street. This decision is based upon the
evidence submitted at the above said hearing, which includes but is not limited to: the
Request for Planning Commission Action dated July 14, 2008 and exhibits attached
thereto; and the public testimony, all of which are incorporated herein by this reference.
ADOPTED this 14th day of July, 2008 by the following vote:
AYES: Commissioners: Alderete, Betancourt, De La Torre, Mill (4)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Gartner, Leo (2)
ABSTENTIONS: Commissioners: None (0)
Harvey De La Torre
Vice Chairman
Resolution No. 2008-20
Page 3 of 6
31A-43
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2008-20 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on July 14, 2008.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2008-20
Page 4 of 6
31A-44
Conditions for Approval for Minor Exception No. 2008-01
Minor Exception No. 2008-01 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this minor exception.
The applicant must remain in compliance with all conditions listed below throughout the
life of the minor exception. Failure to comply with each and every condition may result in
the revocation of the minor exception.
A. Plannina Division
1. The project shall remain in compliance with Site Plan Review DP No. 07-
02.
2. The maximum parking reduction permitted on the property is 13 percent.
The proposed trade schools shall be limited to the areas defined by the
approved floor plans.
3. The minor exception for the reduction in required parking shall be null and
void if Conditional Use Permit Nos. 2008-10 and 2008-11 for the proposed
trade schools are not approved by the City.
4. Landscaping shall be installed and maintained in accordance with the
approved landscaping plan by the owners and manager of the
development. The improvements shall comply with the requirements of
Amendment Application No. 2001-06 including landscaping.
5. Any amendment to this minor exception must be submitted to the Planning
Division for review. At this time, staff will determine if administrative relief
is available or the variance must be amended.
6. The proposed professional trade school shall focus on health care
programs. The hours of operation shall be from 8:00 a.m. to 9:00 p.m.
EXHIBIT A
Resolution No. 2008-20
Page 5 of6
31A-45
PROOF OF SERVICE
(C.C.P. SECTION 1013(a), 2015.5)
STATE OF CALIFORNIA. COUNTY OF ORANGE
I am employed in the aforesaid county; I am over the age of eighteen and not a
party to the within action; my business address is 20 Civic Center Plaza, Ross Annex
Second Floor, Santa Ana, California 92701.
Garo Nazarian
109 East Harvard, #306
Glendale, CA 91205
Sima Shidfar
North Park Plaza LLC
1125 East Seventeenth Street,
#N559
Santa Ana, CA 92701
[ ] I caused to be delivered by courier, such envelope by hand to the office of the
addressee( s).
[X] BY MAIL I am readily familiar with my employer's practice of collection and
processing correspondence for mailing. Under that practice it would be deposited with
U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana,
California in the ordinary course of business. I am aware that on motion of the party
served, service is presumed invalid if postal cancellation date or postage meter date is
more than one day after date of deposit for mailing in affidavit.
[ ] The document was transmitted by EMAIL transmission and was reported as complete
and without error.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct.
Executed on (date) at Santa Ana, California.
MARTHA RAMIREZ
Resolution No. 2008-20
Page 6 of 6
31A-46
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
JULY 14, 2008
TITLE:
PUBLIC HEARING - FILED BY GARO NAZARIAN
FOR CONDITIONAL USE PERMIT NO. 2008-10 TO
ALLOW A PROFESSIONAL TRADE SCHOOL AT 1125
EAST SEVENTEENTH STREET, UNITS E202, E209-
E211 AND E214
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Carlos Rodriguez
~":g L/L,
~/
Executive Director
l~~
Planning Manage
RECOMMENDED ACTION
Adopt a resolution approving Conditional Use Permit No. 2008-10 as
conditioned.
DISCUSSION
Request of Applicant
Garo Nazarian, on behalf of
approval of Conditional Use
professional trade school at
E209-E211 and E214.
North Park Plaza, Inc., is
Permit No. 2008-10 to allow
1125 East Seventeenth Street,
requesting
a proposed
Units E202,
Property Description
The project site is approximately 15 acres in size and is occupied by five
free standing buildings with approximately 140,553 square feet of medical
office space and a charter school. A total of 847 parking stalls are
currently provided on the subj ect site. The parcel is located wi thin
the Professional (P) zoning district and has a General Plan land use
designation of Professional and Administrative Office (PAO). The site
is located on the northeast corner of Lincoln Avenue and Seventeenth
Street. Surrounding land uses include residential to the north, and
commercial to the south, east and west (Exhibits 1 and 2) .
Project Description
The applicant is proposing to allow a professional trade school to occupy
portions of the existing east medical office building. Universal Career
College is proposing both classroom facilities along with administrative
offices within the east building (Exhibit 3).
3;~~~Tf
Conditional Use Permit No. 2008-10
July 14, 2008
Page 2
Universal Career College proposes to operate a trade and professional
school with programs geared to medical and computer training. The
school's focus is to expose students to a wide array of technology to
enhance the intellectual, professional and personal growth of the student.
Classes are conducted at the project site along with hands-on instruction
for subj ects related to medical training and computer networks. In
addition to the courses offered at the location, the school trains
students for the necessary certificates required for medical services.
The school provides instruction on the state certification for medical
assistants and phlebotomy (Exhibit 4)
Universal Career College will occupy units E202, E209-E211 and E214 for a
combined square footage of 7,401. A total of 3,315 square feet will be
used as administrative office and 4,086 square feet will be used as
classroom facilities. Universal Career College will serve approximately
120 students and will operate at various times of the day. Classes will
be scheduled from 8:00 a.m. to 3:00 p.m. and from 5:00 p.m. to 9:00 p.m.,
Monday through Friday. The school is proposing a total of 12 teachers and
staff members. Students will be using both private cars as well as public
transportation to arrive at the school.
A total of 108,423 square feet will remain for medical office uses and
4,573 square feet for the existing charter school. A total of 969 parking
spaces are required for the proposed project while only 847 parking spaces
are provided on-site. The applicant has applied for Minor Exception No.
2008-01 to allow a reduction in the required off-street parking for the
proposed project. Minor Exception No. 2008-01 was continued by the Zoning
Administrator on June 4, 2008 to allow the project to be reviewed together
with the conditional use permits as one complete project.
Analysis of the Issues
Trade schools are allowed within the Professional (P) zoning district
with an approved conditional use permit. The applicant is requesting
approval of the conditional use permit to allow a professional trade
school that primarily focuses on medical and computer training. The
proposed school will provide a service to residents of the City of Santa
Ana and surrounding communities.
The conditional use permit process allows the City to thoroughly review
the project and address potential impacts. The proposed site is currently
developed with a professional medical office and is surrounded
31A-48
Conditional Use Permit No. 2008-10
July 14, 2008
Page 3
primarily by commercial development, with the exception of residential
uses to the north. The proposed professional schools will operate in a
manner similar to normal hours of business and shall have little impact
on the surrounding property owners.
In addition, the proposed shared parking study for the minor exception
for parking indicates that the site adequately provides on-site parking
to account for the proposed trade schools. The parking demand will not
disrupt the existing tenants located within the medical offices. The
parking for the project will be directly tied to the specific floor plan
submitted. Any future expansion of trade school uses or deviation from
the approved uses or floor plan resulting in a higher parking demand
would require a re-evaluation of the conditional use permit by the
Planning Commission.
In summary, the issuance of a conditional use permit will allow a
professional trade school to provide additional educational opportunities
for residents of the City as well as those within the surrounding
communities. Staff has analyzed the project and has determined that the
project will create minimal impacts to the surrounding properties.
Lastly, the request for shared parking through Minor Exception 2008-01
indicates that the site provides sufficient on-site parking to accommodate
the proposed professional trade school. Therefore, staff recommends that
the Planning Commission approve Conditional Use Permit No. 2008-10 as
conditioned.
CEQA Compliance
In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305. This
Class 5 exemption allows minor alterations in land use which do not result
in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
~~
,
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Verny Carvajal
Senior Planner
Carlos Rodriguez
Assistant Planner II
CR:jm
cr\reports\CUP08-10 Universal Career College.pc
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31W84
KO- 7/10/08
RESOLUTION NO. 2008-21
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2008-10 AS CONDITIONED TO ALLOW
THE OPERATION OF A TRADE SCHOOL FOR THE
PROPERTY LOCATED AT 1125 EAST SEVENTEENTH
STREET, UNITS E202, E209-E211 AND E214
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 Conditional Use Permit No. 2008-10 to
operate a trade school for the property located at 1125 East Seventeenth
Street, Units E202, E209-E211 and E214; Conditional Use Permit No.
2008-11 to operate a trade school for the property located at 1125 East
Seventeenth Street, Units N160, N200 and S200; and Minor Exception
No. 2008-01 to allow a reduction in the required off-street parking
requirements for the two professional trade schools at 1125 East
Seventeenth Street.
B. Conditional Use Permit No. 2008-10, Conditional Use Permit No. 2008-11
and Minor Exception No. 2008-01 came before the Planning Commission
of the City of Santa Ana for a duly noticed public hearing on July 14, 2008.
C. Pursuant to Santa Ana Municipal Code Section 41-313.5, trade and
professional schools are permitted in the Professional (P) zoning district
with the issuance of a conditional use permit.
D. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
1. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
The addition of the professional trade school will add an
additional education opportunity to the existing community.
This will provide residents an additional opportunity for
Resolution No. 2008-21
Page 1 of 6
31A-70
education in relation to a professional career path. Policy
4.3 of the Land Use Element encourages land uses which
provide community and regional service benefits.
2. Will the proposed use under the circumstances of the particular
case be detrimental to the health, safety, or general welfare of
persons residing or working in the vicinity?
The proposed professional trade school will not be
detrimental to persons residing or working in the area.
Policy 5.5 of the Land Use Element encourages projects that
are compatible with and supportive of surrounding land uses.
The school will be located within an existing medical office
complex. This project site is located in an area that is
comprised of mainly commercial uses with the exception of
residential properties to the north. The proposed school will
operate during normal business hours and will not negatively
impact the surrounding properties. Lastly, the proposed use
is consistent with the requirements of the Santa Ana
Municipal Code.
3. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The proposed professional trade school will not negatively
affect the economic stability of the surrounding area. The
proposed use is consistent with the zoning district of the
property and operates similar to a commercial business with
normal business hours. Lastly, the conditions of approval
will help to mitigate any potential problems and will minimize
the possibility of the trade school affecting the surrounding
community.
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
The proposed professional trade school meets the
requirement of the Santa Ana Municipal Code Section 41-
313.5(c), which requires that a professional trade school
obtain a conditional use permit. In addition, the applicant is
requesting the approval of Minor Exception 2008-01 for a
reduction of on-site parking for the proposed trade school.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
Resolution No. 2008-21
Page 2 of 6
31A-71
The proposed use will not adversely affect the General Plan.
The subject site is located within an area designated with the
General Plan land use designation as Professional.
Additionally, the site is located within an established
commercial area of the City.
E. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305.
This Class 5 exemption allows minor alterations in land use which do not
result in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves Conditional Use Permit No. 2008-10 as conditioned in Exhibit "A" attached
hereto and incorporated herein, to operate a trade school the property located at at 1125
East Seventeenth Street, Units E202, E209-E211 and E214. This decision is based
upon the evidence submitted at the above said hearing, which includes but is not limited
to: the Request for Planning Commission Action dated July 14, 2008 and exhibits
attached thereto; and the public testimony, all of which are incorporated herein by this
reference.
ADOPTED this 14th day of July, 2008 by the following vote:
AYES: Commissioners: Alderete, Betancourt, De La Torre, Mill (4)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Gartner, Leo (2)
ABSTENTIONS: Commissioners: None (0)
Harvey De La Torre
Vice Chairman
Resolution No. 2008-21
Page 3 of 6
31A-72
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2008-21 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on July 14, 2008.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2008-21
Page 4 of 6
31A-73
Conditions for Approval for Conditional Use Permit No. 2008-10
Conditional Use Permit No. 2008-10 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A. Plannina Division
1. The project shall remain in compliance with Site Plan Review DP No. 07-
02.
2. The maximum parking reduction permitted on the property is 13 percent.
The proposed trade school shall be limited to the areas defined by the
approved floor plans and to units E202, E209-E211 and E214.
3. Landscaping shall be installed and maintained in accordance with the
approved landscaping plan by the owners and manager of the
development. The improvements shall comply with the requirements of
Amendment Application No. 2001-06 including landscaping.
4. Any amendment to this minor exception must be submitted to the Planning
Division for review. At this time, staff will determine if administrative relief
is available or the variance must be amended.
5. The conditional use permit shall be reviewed at six months, nine months,
and one year.
6. The proposed professional trade school shall focus on health care and
computer training programs. The hours of operation shall be from 8:00 a.m.
to 9:00 p.m.
Exhibit A
Resolution No. 2008-21
Page 5 of 6
31A-74
PROOF OF SERVICE
(C.C.P. SECTION 1013(a), 2015.5)
STATE OF CALIFORNIA. COUNTY OF ORANGE
I am employed in the aforesaid county; I am over the age of eighteen and not a
party to the within action; my business address is 20 Civic Center Plaza, Ross Annex
Second Floor, Santa Ana, California 92701.
Garo Nazarian
109 East Harvard, #306
Glendale, CA 91205
Sima Shidfar
North Park Plaza LLC
1125 East Seventeenth Street,
#N559
Santa Ana, CA 92701
[ ] I caused to be delivered by courier, such envelope by hand to the office of the
addressee( s).
[X] BY MAIL I am readily familiar with my employer's practice of collection and
processing correspondence for mailing. Under that practice it would be deposited with
U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana,
California in the ordinary course of business. I am aware that on motion of the party
served, service is presumed invalid if postal cancellation date or postage meter date is
more than one day after date of deposit for mailing in affidavit.
[ ] The document was transmitted by EMAIL transmission and was reported as complete
and without error.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct.
Executed on (date) at Santa Ana, California.
MARTHA RAMIREZ
Resolution No. 2008-21
Page 6 of 6
31A-75
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
JULY 14, 2008
TITLE:
PUBLIC HEARING - FILED BY GARO NAZARIAN
FOR CONDITIONAL USE PERMIT NO. 2008-11 TO
ALLOW A PROFESSIONAL TRADE SCHOOL AT 1125
EAST SEVENTEENTH STREET, UNITS N160, N200
AND S200
PLANNING COMMISSION SECRETARY
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Carlos Rodriguez
~'
.- *-
~
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.__,r'
Executive Director
RECOMMENDED ACTION
Adopt a resolution approving Conditional Use Permit No. 2008-11 as
conditioned.
DISCUSSION
Request of Applicant
Garo Nazarian, on behalf of
approval of Conditional Use
professional trade school at
N200 and S200.
North Park Plaza, Inc., is
Permit No. 2008-11 to allow
1125 East Seventeenth Street,
requesting
a proposed
Units N160,
Property Description
The project site is approximately 15 acres in size and is occupied by five
free standing buildings with approximately 140,553 square feet of medical
office space and a charter school. A total of 847 parking stalls are
currently provided on the subj ect site. The parcel is located within
the Professional (P) zoning district and has a General Plan land use
designation of Professional and Administrative Office (PAO). The site
is located on the northeast corner of Lincoln Avenue and Seventeenth
Street. Surrounding land uses include residential to the north, and
commercial to the south, east and west (Exhibits 1 and 2)
Project Description
The applicant is proposing to allow a professional trade school to occupy
portions of the existing North and South medical office buildings. ATI
College is proposing both classroom facilities along with administrative
offices within the existing buildings (Exhibit 3).
ftl~'76
Conditional Use Permit No. 2008-11
July 14, 2008
Page 2
ATI College is a leading private postsecondary vocational college system
focused on technology-oriented programs of study. It operates two
California campuses offering over 20 career-focused vocational programs to
adul t learners. Classes are conducted at the proj ect site along with
hands-on instruction for particular subjects related to medical training.
The school currently has several other school locations and the primary
focus of this campus will be for ultrasound technician training
(Exhibit 4)
ATI College will use units N160, N200 and S200 for a total of 10,197
square feet. A total of 3,066 square feet of administrative office and
7,131 square feet of classroom will be used for this trade school. The
school will serve 120 students and classes will be scheduled from
8:00 a.m. to 3:00 p.m. and from 5:00 p.m. to 9:00 p.m., Monday through
Friday. The school is proposing a total of 15 teachers and staff members.
Students will be using both private cars as well as public transportation
to arrive at the school.
A total of 108,423 square feet will remain for medical office uses and
4,573 square feet for the existing charter school. A total of 969 parking
spaces are required for the proposed project while only 847 parking spaces
are provided on-site. The applicant has applied for Minor Exception No.
2008-01 to allow a reduction in the required off-street parking for the
proposed project. Minor Exception No. 2008-01 was continued by the Zoning
Administrator on June 4, 2008 to allow the project to be reviewed together
with the conditional use permits as one complete project.
Analysis of the Issues
Trade schools are allowed within the Professional (P) zoning district
with an approved conditional use permit. The applicant is requesting
approval of the conditional use permit to allow a professional trade
school that primarily focuses on medical and computer training. The
proposed school will provide a service to residents of the City of Santa
Ana and surrounding communities.
The conditional use permit process allows the City to thoroughly review
the project and address potential impacts. The proposed site is
currently developed with a professional medical office and is surrounded
primarily by commercial development, with the exception of residential
uses to the north. The proposed professional schools will operate in a
manner similar to normal hours of business and shall have little impact
on the surrounding property owners.
31A-77
Conditional Use Permit No. 2008-11
July 14, 2008
Page 3
In addition, the proposed shared parking study for the minor exception
for parking indicates that the site adequately provides on-site parking
to account for the proposed trade schools. The parking demand will not
disrupt the existing tenants located within the medical offices. The
parking for the project will be directly tied to the specific floor plan
submitted. Any future expansion of trade school uses or deviation from
the approved uses or floor plan resulting in a higher parking demand
would require a re-evaluation of the conditional use permit by the
Planning Commission.
In summary, the issuance of a conditional use permit will allow a
professional trade school to provide additional educational opportunities
for residents of the City as well as those within the surrounding
communities. Staff has analyzed the project and has determined that the
project will create minimal impacts to the surrounding properties.
Lastly, the request for shared parking through Minor Exception 2008-01
indicates that the site provides sufficient on-site parking to accommodate
the proposed professional trade school. Therefore, staff recommends that
the Planning Commission approve Conditional Use Permit No. 2008-11 as
conditioned.
CEQA Compliance
In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305. This
Class 5 exemption allows minor alterations in land use which do not result
in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
~~
. ~
4-/~..t ..~
Verny Carvajal
Senior Planner
Carlos Rodriguez
Assistant Planner II
CR:jm
cr\reports\cup08-l1 ATI College.pc
31A-78
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3a1eA--97
A TI College
Ultrasound
Technology
Echocardiography
Medical Assisting
Front Office It
Billing
Page 1 of2
ULTRASOUND TECHNOLOGY
1,725 total clock hours, 83 total semester credit hours
The objective of the Ultrasound Technology program is to prepare students with the
knowledge, technical skills, and work habits required for an entry-level position in tl
occupations and job titles to which the program is represented to lead.
. Prerequisite: High School Diploma or GED or pass a ATB exams or a collegl
degree are eligible to apply.
. Class Schedule: Classes are offered at the campus during morning 8:30AM
3:00PM, and evening 6PM-lOPM Monday through Friday.
Click here to see the class dates.
Ultrasound Technology program consists of the following:
. Terminology, Anatomy, Physiology
. Abdomen I
. Abdomen II
. Obstetrics & Gynecology I
. Obstetrics & Gynecology II
. Physics & Instrumentation I
. Physics & Instrumentation II
. Vascular I
. Vascular II
. Clinical Internship/Externship
Upon successful completion of this program, graduate is awarded a completion cert
Graduates of this program may assume a responsible position as a member of the t
team in a hospital, imaging center, doctor's office, or clinic. Positions may also be a
private practice, industry, or government. Duties may include performing ultrasoun,
the upper abdomen, pelvic area, microscopic / macroscopic anatomy of veins and a
superficial structures.
Positions available to graduates of this program include intermediate level ultrasour
technician, entry to intermediate level sonographer/scanner, and assistant to
ultrasound/sonograph laboratory technician.
Although Ultrasound Technologists are not required to meet licensure requirements
California, employers may require credential(s) offered by the American Registry of
Diagnostic Medical Sonographers (ARDMS). Graduates of Ultrasound Technology pn
may be eligible for ARDMS exams.
http://www.ati.edu/collegemedica1.htmlEX~~ -98
6/1712008
KO- 7/10/08
RESOLUTION NO. 2008-22
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2008-11 AS CONDITIONED TO ALLOW
THE OPERATION OF A TRADE SCHOOL FOR THE
PROPERTY LOCATED AT 1125 EAST SEVENTEENTH
STREET, UNITS N160, N200 AND S200
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 Conditional Use Permit No. 2008-10 to
operate a trade school for the property located at 1125 East Seventeenth
Street, Units E202, E209-E211 and E214; Conditional Use Permit No.
2008-11 to operate a trade school for the property located at 1125 East
Seventeenth Street, Units N160, N200 and S200; and Minor Exception
No. 2008-01 to allow a reduction in the required off-street parking
requirements for the two professional trade schools at 1125 East
Seventeenth Street.
B. Conditional Use Permit No. 2008-10, Conditional Use Permit No. 2008-11
and Minor Exception No. 2008-01 came before the Planning Commission
of the City of Santa Ana for a duly noticed public hearing on July 14, 2008.
C. Pursuant to Santa Ana Municipal Code Section 41-313.5, trade and
professional schools are permitted in the Professional (P) zoning district
with the issuance of a conditional use permit.
D. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
1. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
The addition of the professional trade school will add an
additional education opportunity to the existing community.
This will provide residents an additional opportunity for
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education in relation to a professional career path. Policy
4.3 of the Land Use Element encourages land uses which
provide community and regional service benefits.
2. Will the proposed use under the circumstances of the particular
case be detrimental to the health, safety, or general welfare of
persons residing or working in the vicinity?
The proposed professional trade school will not be
detrimental to persons residing or working in the area.
Policy 5.5 of the Land Use Element encourages projects that
are compatible with and supportive of surrounding land uses.
The school will be located within an existing medical office
complex. This project site is located in an area that is
comprised of mainly commercial uses with the exception of
residential properties to the north. The proposed schools will
operate during normal business hours and will not negatively
impact the surrounding properties. Lastly, the proposed use
is consistent with the requirements of the Santa Ana
Municipal Code.
3. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The proposed professional trade school will not negatively
affect the economic stability of the surrounding area. The
proposed use is consistent with the zoning district of the
property and operates similar to a commercial business with
normal business hours. Lastly, the conditions of approval
will help to mitigate any potential problems and will minimize
the possibility of the trade school affecting the surrounding
community.
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
The proposed professional trade school meets the
requirement of the Santa Ana Municipal Code Section 41-
313.5(c), which requires that a professional trade school
obtain a conditional use permit. In addition, the applicant is
requesting the approval of Minor Exception 2008-01 for a
reduction of on-site parking for the proposed trade school.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
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The proposed use will not adversely affect the General Plan.
The subject site is located within an area designated with
the General Plan land use designation as Professional.
Additionally, the site is located within an established
commercial area of the City.
E. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15305.
This Class 5 exemption allows minor alterations in land use which do not
result in any changes in land use or density. Categorical Exemption
Environmental Review No. 2007-04 will be filed for this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves Conditional Use Permit No. 2008-11 as conditioned in Exhibit "A" attached
hereto and incorporated herein, to operate a trade school the property located at 1125
East Seventeenth Street, Units N160, N200 and S200. This decision is based upon the
evidence submitted at the above said hearing, which includes but is not limited to: the
Request for Planning Commission Action dated July 14, 2008 and exhibits attached
thereto; and the public testimony, all of which are incorporated herein by this reference.
ADOPTED this 14th day of July, 2008 by the following vote:
AYES: Commissioners: Alderete, Betancourt, De La Torre, Mill (4)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Gartner, Leo (2)
ABSTENTIONS: Commissioners: None (0)
Harvey De La Torre
Vice Chairman
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APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2008-22 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on July 14,2008.
Date:
Planning Commission Secretary
City of Santa Ana
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Conditions for Approval for Conditional Use Permit No. 2008-11
Conditional Use Permit No. 2008-11 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with all applicable sections of the Santa Ana
Municipal Code, the California Administrative Code, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A. Plannina Division
1. The project shall remain in compliance with Site Plan Review DP No. 07-
02.
2. The maximum parking reduction permitted on the property is 13 percent.
The proposed trade school shall be limited to the areas defined by the
approved floor plans and to units N160, N200 and S200.
3. Landscaping shall be installed and maintained in accordance with the
approved landscaping plan by the owners and manager of the
development. The improvements shall comply with the requirements of
Amendment Application No. 2001-06 including landscaping.
4. Any amendment to this minor exception must be submitted to the Planning
Division for review. At this time, staff will determine if administrative relief
is available or the variance must be amended.
5. The conditional use permit shall be reviewed at six months, nine months,
and one year.
6. The proposed professional trade school shall focus on health care
programs. The hours of operation shall be from 8:00 a.m. to 9:00 p.m.
Exhibit A
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PROOF OF SERVICE
(C.C.P. SECTION 1013(a), 2015.5)
STATE OF CALIFORNIA. COUNTY OF ORANGE
I am employed in the aforesaid county; I am over the age of eighteen and not a
party to the within action; my business address is 20 Civic Center Plaza, Ross Annex
Second Floor, Santa Ana, California 92701.
Garo Nazarian
109 East Harvard, #306
Glendale, CA 91205
Sima Shidfar
North Park Plaza LLC
1125 East Seventeenth Street,
#N559
Santa Ana, CA 92701
[ ] I caused to be delivered by courier, such envelope by hand to the office of the
addressee( s).
[X] BY MAIL I am readily familiar with my employer's practice of collection and
processing correspondence for mailing. Under that practice it would be deposited with
U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana,
California in the ordinary course of business. I am aware that on motion of the party
served, service is presumed invalid if postal cancellation date or postage meter date is
more than one day after date of deposit for mailing in affidavit.
[ ] The document was transmitted by EMAIL transmission and was reported as complete
and without error.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct.
Executed on (date) at Santa Ana, California.
MARTHA RAMIREZ
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