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HomeMy WebLinkAboutZA FULL PACKET 2012-01-30January 30, 2012 City Hall Ross Annex Second Floor Conference Room 20 Civic Center Plaza, Santa Ana, CA 92701 CALL TO ORDER: 2:00 p.m. Zoning Administrator: Sergio Klotz Recording Secretary: Jocelyn Magalona 1. MINOR EXCEPTION NO. 2011-02 (Vince Fregoso) (Continued by the Zoning Administrator January 25, 2012 to January 30, 2012) Filed by Sheila Gershon, on behalf of The National Holistic Institute proposing to obtain a minor exception for a reduction in parking in order to operate a massage school within an existing office building at 201 East Sandpointe Avenue, Unit 100, located in the Specific Development No. 76 (SD76) zoning district. PUBLISHED IN THE ORANGE COUNTY REPORTER: January 13, 2012 PUBLICLY NOTICED: January 12, 2012 RECOMMENDATION: Adopt a resolution approving Minor Exception No. 2011-02 as conditioned. 2. Public Comments Adjournment If you need special assistance to participate in this Zoning Administrator meeting, please contact Ellen Smiley, City ADA Program Coordinator, at (714) 647-5340. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for accessibility to this meeting. [Americans with Disabilities Act, Title II, 28 CFR 35.102] Members of the public are allowed three (3) minutes to speak on each agenda item, but when any group desires to address the committee, the committee may request that its members agree on a spokesperson to make the presentation. ZONING ADMINISTRATOR PUBLIC HEARING REQUEST FOR Zoning Adminis~ratolr Action ZONING ADMINISTRATOR MEETING ©ATE: JANUARY 3D, 2D12 TITLE: PUBLIC HEARING -FILED BY URBAN CONCEPTS FOR MINOR EXCEPTION NO. 2D11-02 TO ALLOW A REDUCTION IN PARKING FOR THE NATIONAL HOLISTIC INSTITUTE MASSAGE SCHOOL AT 201 EAST SAN©POINTE AVENUE, SUITE 1DD Prepared by Vince Fregoso RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request © Staff Recommendation CONTINUED TO Planning Mana er Adopt a resolution approving Minor Exception No. 2011-02 as conditioned. DISCUSSION Regues# of Applican# The applicant, Ms. Sheila Gershon of Urban Concepts, on behalf of The National Holistic Institute, is requesting approval of a minor exception from the Santa Ana Municipal Code {SAMC) to allow a 50 space reduction in parking for a proposed massage school at 201 East Sandpointe Avenue, Suite 100. Proiec# Location and Si#e_Description The subject site is approximately 2.86 acres in size and is located on East Sandpointe Avenue, just east of Main Street. The property is flat, irregular in shape and fully developed with an eight- story office building that has a total floor area of approximately 154,300 square feet. In addition, on-site parking is provided .within afoot-story parking structure that is located just north of the office building. The building currently exceeds the City's parking requirement for office uses of three spaces per 1,000 square feet of gross floor area as 463 spaces are required far the building while 505 are provided. The site is surrounded by a Courtyard by Marriott Hotel to the north, office buildings to the south, the Essex Skyline high rise multi-family residential towers and a Doubletree Hotel to the east, and a vacant lo# and a combination of single and multi-#amily residential uses to the west {Exhibits 1 and 2}. Minor Exception No. 2011-02 January 30, 2012 Page 2 Pro'ect Descri tion The National Holistic institute (NHI} is seeking approval of a minor exception #o operate a new massage school in Santa Ana. If approved, the school will be located within a vacant, 9,200 square foot tenant space on the ground floor of an existing office building. Tenant improvements will be made to the space to meet the needs of the school. No other expansion or construction is proposed for the project. Three classrooms, each consisting of 1,400 square feet, will be provided for the school. The remaining 5,000 square feet of floor area will be devoted to common area, faculty offices and administrative functions. Operating hours of the school will be from 8:00 a.m, to 10:00 p.m. seven days a week. A total of 120 parking spaces are required for the massage school (105 for the classrooms and 15 for the office uses} while 70 are proposed (Exhibits 3 and 4}. Proiect Background The National Holistic Institute is one of the largest massage schools in the nation. NHI was established over 30 years ago to provide massage therapy training to students seeking to enter the massage field. NHI offers a comprehensive Massage Therapy Training program that prepares their graduates for a career in massage therapy. NHl currently operates six campuses in California, five in Northern California and one in the Los Angeles area. The Santa Ana campus is slated to be NHI's seventh massage school location. General Plan and Zoning Analysis The General Plan land use designation for the site is District Center (DC). District Centers are characterized by a variety of commercial, residential, retail and educational uses such as high-rise office towers and multi-family residential developments. The massage school project is consistent with this General Plan land use designation as it is consistent with the characteristics of a District Center. The subject site is zoned Specific Development No. 76 (SD-76}. This designation was created for the MacArthur Place South developments and allows for a variety of uses such as office, multi- family dwellings, retail and school uses. This project is consistent with the zoning for the property. Protect Analysis The applicant is requesting approval of a minor exception from Section 41-1402 of the Santa Ana Municipal Code (SAMC} to allow a reduction in parking for a proposed massage school. Per Section 41-1402, one parking space is required for each 40 square feet of classroom area, plus one space per each 333 square feet of office use, resulting in a requirement of 120 spaces. Minor Exception No. 2011-02 January 30, 2012 Page 3 A total of 555 parking spaces are required for the various office uses and massage school while only 505 are provided. Section 41-632(3)(g) of the SAMC gives the City the ability to grant a parking reduction through the minor exception process of up to a maximum of 20 percent of the required parking spaces. As the proposed request is to allow a reduction of nine percent (50 parking spaces}, a minor exception is the appropriate application for this project. Minor exceptions from off-street parking requirements are governed by Section 41-638.1 of the SAMC. Minor exceptions may be granted when it can be shown that the following can be established: • That the shared use of required parking stalls between two or more independent uses 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. • That the granting of a minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. If these findings can be made, then it is appropriate to grant the minor exception. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn farms the basis for the recommendation contained in this report. In analyzing the minor exception request, staff believes that the following findings of fact warrant approval of the minor exception. To analyze whether or not the number of existing parking spaces within the parking structure is adequate to support the Schaal, CDM Smith, a traffic engineering firm, prepared a parking study far the school. The study evaluated the parking patterns and demands of five existing NHI campuses in California in order to identify an expected parking demand for the Santa Ana campus. Whereas a typical shared parking analysis would analyze the various uses on the site to determine the peak parking demand based on the different peak times of the different uses, this type of analysis was not performed for the school because the building is dedicated to office uses. NHI plans to offer similar educational services found at its existing campuses at the proposed Santa Ana location. The CDM Smith parking study revealed that, based on an analysis of other campuses such as the Emeryville and Studio City locations, which would be most similar to the Santa Ana campus, the peak parking demand for the proposed school would be only 40 spaces. The 40 spaces figure was derived by considering several factors: Identifying a student enrollment factor of 63 percent, which is a consistent rate with their other campuses; using an attendance rate of 80 percent; and considering alternate modes of transportation (carpools, transit, bike andlor walk} that students are expected to reach campus. The projected 40 parking space demand would be less than the 70 spaces available to the school for their use (Exhibit 5}. Minor Exception No. 2011-02 January 30, 2012 Page 4 In addition to the parking analysis, staff performed a site visit at two separate times to identify the current demand of the parking structure. Based on these inspections, the parking structure is approximately 25 percent occupied during the mid-week, late morning time period. The low usage of the structure reflects a 50 percent vacancy rate within the building. This results in a surplus of approximately 350 parking spaces that could also be utilized by the school in the event their parking demand is higher than expected. Finally, the proposed school is located in a district center that has numerous surface and parking structures within the immediate area. In the event additional parking is needed, nearby sites are available to provide the needed parking far the school. To ensure that no parking impacts result from the proposed massage school, staff has included a condition of approval that requires a three year review of the site. During this review, the school will be required to hire a parking consultant or traffic engineer to perform parking counts within the parking structure. In the event a parking shortage is identified, the applicant will be required to provide parking at an adjacent location. The granting of the proposed minor exception will be consistent with the goals and policies of the General Plan. Goal 1 encourages a balance of land uses that address basic community needs, and Policy 2.2 of the Land Use Element supports commercial land uses to accommodate the City's needs for goods and services. The shared use of required parking stalls between two or more independent uses 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 parking analysis performed by the project's traffic consultant determined that, based on the student enrollment and attendance factors of similar NHI schools, the project will generate a demand that can adequately be served by the existing on-site parking structure. That the granting of the minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. As the parking demand far the school is expected to be similar to the office uses currently occupying the office building, no additional traffic congestion is anticipated from the school. Further, adequate traffic controls are found in the vicinity of the school to mitigate any potential impact, including traffic signals, stop signs and raised medians. The proposed massage school complies with the standards and regulations pertaining to a school use. In addition, the school will provide an educational service to this area of the City. Further, the project is consistent with the goals and objectives of the General Plan, including Goa[ 1 and Policy 2,2 of the Land Use Element, which encourages land uses that accommodate the City's needs for services. Minor Exception No. 2011-02 January 30, 2012 Page 5 Public Notification The project site is not located within the boundaries of a neighborhood association. However, the president of the adjacent Sandpointe Neighborhood Association was notified by mail 10 days prior to this public hearing. In addition, staff contacted the president to ensure that they were notified of the project and to see if there were any areas of concern. No areas of concern were identified by the Neighborhood Association president, nor was there a request that the applicant present the praject to a meeting of their members. The project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and notices were sent to all adjacent property owners of the project site. At the time of this printing, staff received no inquiries from members of the public. CEQA Com fiance This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the permitting of existing sites provided no new construction over 2,500 square feet is proposed. Categorical Exemption Environmental Review No. 2011-84 will be filed for this project. Conclusion Based an the analysis provided within this report, staff recommends that the Zoning Administrator approve Minor Exception No. 2011-02 as conditioned. c C- Vince Fregoso, AICP Principal Planner VF:jm VNreportslmel ME2Di1.42 NNI SchooLDi3092.za Attachments: Exhibit 1 -Vicinity Map Exhibit 2 -Land Use Map Exhibit 3 -Site Plan Exhibit 4 -Floor Plan Exhibit 5 -Parking Analysis ~ ~~ ~ I__Li__'I-] __II /~/~` I-----r ,I I ti~l~u' 4`~` Ri- = II I I \ [~ ` ~. E es I I ii R€ `;~.~ ii y3ii=== it A 1 ' ' iiCR ---s ___ N }I-'";~ Rl II it II Y Ir--iS II I' ___I ..__LI II it 51 I! II It_. _. _.---° ~I ___i~ 11 1! 'z__~I___ ~ Ir - --I~~ 1-~1 ~l ~1 11 -'i. ~-+ I ~ ~.. 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January 5, 2012 Mr. Joe Bob Smith National Holistic Institute 10969 Ventura Blvd. Studio City, CA 91504 Subject: Parking Analysis Update Dear Mr. Smith: CDM Smith [f=ormerly Wilbur Smith Associates) conducted a parking demand analysis for the National Holistic Institute (NHI) to estimate parking demand for a proposed expansion/move of your Emeryville facility in December 2007, It was determined by student and faculty survey that that access to the campus was 30 percent by alternative modes. Additionally, student attendance patterns indicated that only 47 percent of campus population [students and faculty) were on campus at a given time. It was noted by urban Concepts that the proposed Santa Ana campus will be much smaller while at the same time offer significantly more floor space per studenk. For the Santa Ana Campus NH! applied a 53 percent anticipated student enrollment factor as well as an expectation that only 80 percent of enrolled students would be on campus at one time. This resulted in a maximum occupancy of 49 [students and faculty) for classroom use out of a potential 89 occupants (55 percent). The overall enrollment and on- site population factors were found consistent in both Emeryville and Santa Ana. Next, while the Emeryville campus was able to take advantage of a strong transit network including local bus and shuttle to regional rail (BA#2T) and the shifting peak daytime demand to night classes, this was not considered a viable option for the Santa Ana campus. American Community Survey -Journey to Work data [2006-2008) for the City of Santa Anal indicate that a combination of alternative modes work together to serve this population. According to the data, Santa Ana workers use the following modes of transportation to get to work: • 77 % drive alone, • 12.5 % carpool [2.20 average vehicle occupancy) • 5.6 % take transit • 2.4 % bike or walk • 0.8 % taxi, motorcycle, or get dropped off • 1.7% work from home ~ 22106 -- ~~leans of Transportation { I S) {Workers 16 and O~~er) - U3 Census E3ureau, ACS 2flOb-26D8 3 yr cst. 2~)~ ~ISSIEj^,`~ft~el, ~UIIP 1~F~C1 Ssr~ ~r~rr7E'ist:v, C:~3lift~r~~ia €?d1(~`i .I tF,i.d9`:i.62:1i fd~l~i.4U5.;i3C15 ~,rii~~s€niti3.ron~ EXHIBIT 5 Page 1 of 3 tvlr. toe [3c~t~ Srt'~i.lt la;~~rary E;, 231)_ P~t;c 1 Taking into account average vehicle occupancy for carpools, this resulted in a total demand of 82.6 vehicles per 10a workers commuting to Santa Ana. As such, this would support an alternative mode adjustment factor of 17.4 percent. This falls into the 15 to 2Q percent range for Southern California that Urban Concepts had proposed. Applying the mode split factor of 7.7.4 percent, would result in a peak parking demand of 49*fl.825 = 40 spaces. If the school is assigned 28 spaces, as an equivalent office use, it would need 12 additional spaces from the 52 available in the garage to make up the difference. Note that our analysis shows a peak parking demand of 40 spaces where urban Concepts' analysis shawl a peak demand of 39 spaces. Hence, the two approaches essentially agree. We hope you find this informakion helpful. Please feel free to contact me regarding this analysis. Sincerely, CbM Smith _~ f ~'~ .' ~ ~ T i I ///f f f 1 ( i~ i~ ~' Terri O'Connor, AICP Planner and Group Leader TEO/TO c: File WATER + ENVIRONMENT' + TRANSP(7RTATIaN + ENERGY + FACIl.I1'IES Page 2 of 3 ,1iilliia!'y f~, 20 ] 2 V illcc: l~ regasc~ Selliai' C.;ity 1'lailner City of Santa Ana, 1'lai~laiilt; & liuilcliilg flgellcy 20 Civic Ceille!' 1'la•ra (M-20) 1'O 13ax 1 ~)$~ Santa f1na, Cf1 927(?2 Dccir Mr, l~regoso; lit creating occupancy projections for the new Sall#tt Ana campus, we looked a# average week-clay atte~ulallcc for ou!' Stadia City campus, the !!lost similar in size ttlxi lacatioil, during a !'ancial112- week period. The average attelxlanec eras 80.3% and is ea!lsistent with ~nclings t•!'a111 ather ca1111711se;s as ~Srell. Nate: `these daily avera~;cs include !>1ortling, aftei'iiaon and evening stu(leiits. ©ates .Students l;tii'olled on Campus. Students Attending Classed % Attendance 5131111 112 98 87.5 6101111 128 107 83.6 6102111 128 97 75.8 6/03111 128 87 68.0 GI06/11 120 98 81.7 6107111 103 82 79.6 6108111 128 112 87.5 6!09!11 128 103 80.5 6110 11 128 102 79.7 Average 122.6 98.4 8p.3 Please let ti3c ktia~v if you Have teirther queslioi~s. Sincc;lc ~ .. ~-- ; ~• ~_ •. -.. .Jac Flab 5ia~itll - ~ Sacltl~erlt Califarnia Manager .:~"' (818) 7~s~OS~~I x,~7 IfJ~f,`) V=_rntu~~a L"vtl l StrttJia <.~;ty, C..~ ~' f L:(f•i (1;3~ ~3} ;rfif3-(3if2~i ! v,~~rr~r.i~!~i.~~~1ir {,~i,1~;~ttti I :,r ;~f;n,i:,: I>;~y /~rc~;i f~:lt~ery~jilli•, San I is€~~ i,i'~i, Sate lu~,c~ ;iisrl ~'c~taliiln:x) E o~~ An~~r~ln,; f~.i ~~,~ !4€~ufi~~ C'iiil Page 3 of 3 roh -1/30112 RESOLUTION NO. 2012-XX A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING MINOR EXCEPTION NO. 2D11-02 AS CONDITIONED TO ALLOW A REDUCTION IN PARKING FOR THE PROPERTY LOCATED AT 201 EAST SANDPOINTE AVENUE, SUITE 100 BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. The applicant is requesting approval of Minor Exception No. 2011-D2 to allow a fifty (50} space reduction in parking for a proposed massage school at 201 East Sandpointe Avenue, Suite 1 OD. B. Minor Exception No. 2011-02 came before the Zoning Administrator of the City of Santa Ana on January 25, 2012, for a duly noticed public hearing. On January 25, 2012, the matter was continued to January 30, 2012. C. The subject site is zoned Specific Development No. 76 (SD-76). Per Santa Ana Municipal Code Section 41-1402, which applies to SD-76, one parking space is required for each 40 square feet of classroom area, plus one space per each 222 square feet of office use, resulting in a requirement of 120 spaces. A total of 555 parking spaces are required for the various office uses and massage school while only 505 are provided. D. Santa Ana Municipal Code Section 41-632(3}(g} gives the City the ability to grant a parking reduction through the minor exception process of up to a maximum of 20 percent of the required parking spaces. The proposed request is to allow a reduction of nine percent (50 parking spaces of 555 required). E. Santa Ana Municipal Code Section 41-638.1 authorizes the Zoning Administrator to grant a Minor Exception upon making certain findings which have been met. 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. Resolution iVa. 2012-XX Page 1 of 4 The granting of the minor exception will not result in a conflict between the parking for the different users on the site. A parking study, performed by CDM Smith, a traffic engineering firm, was prepared that shows that sufficient number of parking spaces will be provided to accommodate the school and office uses. Conditions of approval have been imposed to ensure that the parking demand will remain constant, thus ensuring ample supply. 2. That the granting of a minor exception will not substantially increase difficulties of vehicle maneuverability or traffic congestion on the project site. The existing on-site parking will be sufficient to accommodate the proposed school use. The site and surrounding public streets have an acceptable circulation design and traffic control measures that will be maintained at all times. F. This project was reviewed in accordance with the Guidelines for the California, Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the permitting of existing sites provided no new construction over 2,500 square feet is proposed. Categorical Exemption Environmental Review No. 2011-$4 will be filed for this project. Section 2. The Zoning Administrator of the City of Santa Ana, after conducting the duly noticed public hearing, hereby approves Minor Exception No. 2011-02, for a reduction of nine (9) percent (50 of 555} of the off-street parking space requirements, as conditioned in Exhibit A attached hereto and incorporated herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but is not limited to: the Request for Zoning Administrator Action dated January 30, 2012, and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 30th day of Janua , 2012. Sergio Klotz Zoning Administrator Res©Iution No. 2012-XX Page 2 of 4 APPROVED AS TO FORM: Joseph A. Straka Interim City Attorney Bv: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JOCELYN MAGALONA, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2012-XX to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on January 30, 2012. Date: Clerk of the Zoning Administrator City of Santa Ana Resolution No. 2012-XX Page 3 of 4 Conditions for A royal for Minor Exce tion No. 201'i-02 Minor Exception 2011-02 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 rigor 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. Planning Division All proposed site improvements must conform to the site plan review approval of DP No. 2011-30. 2. Any amendment to this minor exception must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the minor exception must be amended. 3. A parking analysis, performed by a traffic engineering firm or parking consultant, shall be prepared every year for a total of three years. If a parking deficiency is observed, additional parking to address the deficiency must be secured within an adjacent parking lot. 4. The maximum parking reduction permitted on the property is nine percent. B. Police Department 1. The existing suite and parking lot must conform to the provisions of the Building Security Ordinance. All project lighting, door/window locking devices and addressing shall be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Resolution ~Eo. 2o12-XX Page 4 of 4