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HomeMy WebLinkAbout31A - CUP - 950 W HIGHLAND STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: APRIL 1, 2014 TITLE: CONDITIONAL USE PERMIT NO. 2014 -05 TO ALLOW THE EXPANSION OF AN EXISTING NEIGHBORHOOD COMMUNITY CENTER AND VARIANCE NO. 2014 -01 TO ALLOW A REDUCTION IN PARKING FOR THE BOYS AND GIRLS CLUB AT 950 WEST HIGHLAND STREET - MATT MOLSBERRY, APPLICANT I CITY MA AGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: _ 9.00 F ❑ As Recommended ❑ As Amended ❑ Ordinance on 1s' Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For_ CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2014 -05 as conditioned and Variance No. 2014 -01 as conditioned. PLANNING COMMISSION ACTION On March 10, 2014, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2014 -05 as conditioned and Variance No. 2014 -01 by a vote of 6:0 (Gartner absent) to allow the expansion of an existing neighborhood community center and a reduction in the required parking at the Boys and Girls Club located at 950 West Highland Street in the Multiple - Family Residential (R3) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION The Boys and Girls Club of Santa Ana proposes to remodel and expand an existing neighborhood and community center at 950 West Highland Street. The remodel will include a new game room, learning center, career development area and teen center. The applicant also proposes to construct a new 1,836 square foot garage /maintenance structure on a newly acquired vacant parcel immediately east of the existing Club. The approval of the conditional use permit and variance would allow the facility to continue to provide needed services to current and future community residents. 31A-1 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 April 1, 2014 Page 2 FISCAL IMPACT There is no fiscal impact associated with this action. Karen Haluza Interim Executive Director Planning & Building Agency VC:rb VC \MAReports\CUP14- 5;VAR14 -1. Boys &GirlsClub.cc Exhibit: A. Planning Commission Staff Report 31A-2 REQUEST FOR MARCH 10, 2014 TITLE. PUBLIC HEARING – FILED BY MATT MOLSBERRY FOR CONDITIONAL USE PERMIT NO. 2014 -05 TO ALLOW THE EXPANSION OF AN EXISTING NEIGHBORHOOD COMMUNITY CENTER AND VARIANCE NO. 2014 -01 TO ALLOW A REDUCTION IN PARKING FOR THE BOYS AND GIRLS CLUB AT 950 WEST HIGHLAND STREET Prepared by Verity Carvajal � intem x Dt PLANNING COMMISSION SECRETARY APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED ❑ Applicant's Request. 11 Staff Recommendation CONTINUED TO — 4 /_ Actir Plan: ' 9 Manager 1. Adopt a resolution approving Conditional Use Permit No. 2014 -05 as conditioned. 2. Adopt a resolution approving Variance No. 2014 -01 as conditioned. DISCUSSION Request of Applicant Matt Molsberry, representing the Boys and Girls Club of Santa Ana, is requesting approval of a conditional use permit in orderto allow the renovation and expansion of an existing neighborhood and community service center at 950 West Highland Street. In addition, the applicant is requesting approval of a variance from Section 41- 1420(a) of the Santa Ana Municipal Code (SAMC) in order to allow a reduction in required parking for the site. Proiect Location and Site Description The site, located at 950 West Highland Street is a 2.22 acre parcel of land located midblock between Flower and Shelton Streets. The site contains a total of two existing buildings: a 15,704 square foot building occupied by the Boys and Girls Club, a non- profit organization devoted to the care and safety of children in the community, and a 1,440 square foot pediatric community clinic operated by the Children's Hospital of Orange County (CHOC). A total of 32 parking spaces are provided on the site. The property is surrounded by a mixture of single and multi - family residential and the Pia Pico Elementary School to the north; single- family residential to the south; and both single and multi- family residential to the east and west (Exhibits 1, 2 and 3). EXHIBIT A 31A-3 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 2 Proiect Description The subject of this application is the remodel and expansion of the existing neighborhood community center for the Boys and Girls Club. The project involves the reconfiguration of the existing community center which currently includes classroom, office and storage areas. These areas will be remodeled to include a new game room, learning center, career development and teen center. The existing center will also feature two new entry lobbies which will result in 500 square feet of new floor area to the existing building. As a result of the Interior remodel and reallocation of existing and storage space, the applicant proposes to construct a new 1,836 square foot garage /maintenance structure on a newly acquired 6,750 square foot parcel immediately east of the existing building. The new parcel has been incorporated into the development through a voluntary lot merger and maintains consistent zoning with the subject site. Due to the additional square footage proposed and the expansion onto an adjacent property not originally contemplated by previous entitlements, the applicant is requesting approval of a conditional use permit to continue operating a neighborhood community center. in addition, the existing facility is considered legal nonconforming as to requirements for parking. Based on current code standards and existing facility, the applicant is requesting a variance from the number of required parking spaces. Various site and fagade improvements including new landscaping, exterior windows and additional architectural treatments will result in a consistent architectural theme for both the existing and proposed garage building, Interior upgrades will feature separate adult, teenager, and children facilities as well as upgrades to existing restroom facilities (Exhibits 4 through 9), Proiect Background The Boys and Girls Club of Santa Ana has occupied the site at 950 West Highland Street since 1956. The Club is a non - profit organization devoted to the care and safety of youth ages 6 -18 in the community. The Club offers programs related to academics, at -risk youth, character and wellness, physical fitness and recreation, technology, teens and the arts. In 1999, Conditional Use Permit No. 99 -27 was approved to allow Children's Hospital of Orange County (CHOC) to operate a pediatric community clinic on the site and construct a new 1,440 square foot building on the west side of the property; The Bays and Girls Club continues to thrive and intends to expand its operations onto a recently acquired property just east of the existing site. The lot merger to create a single development site has been processed under a separate, ministerial lot merger application. 31A-4 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 3 General Plan and Zonina Consistenc The General Plan land use designation for the site is Low- Density Residential (LR -7), which allows for neighborhood serving uses such as community centers, The existing Boys and Girls Club and proposed expansion is consistent with the land use designation. The subject site is located in the Multiple- Family (R3) zoning district. The R3 zone allows for accessory buildings, schools, public buildings and neighborhood community centers in addition to multiple - family residential uses subject to a conditional use permit. The proposed use is consistent with the uses permitted in the R3 zoning district. Analysis of the Issues The Santa Ana Municipal Code (SAMC) allows for neighborhood and community service centers in the R3 zone subject to the approval of a conditional use permit. Although the existing facility has been in operation since 1956, the new pediatric medical clinic in 2000 triggered the Bays and Girls Club to obtain the necessary discretionary approvals, The remodel of the existing building would not typically require further review of an existing CUP; however, the construction of the new garage onto a new parcel to the property expands the existing use and necessitates the requirement to obtain a new conditional use permit. The facility has been designed to comply with all applicable development standards. For example, the existing facility has been designed to comply with setback, building height, and landscape standards. In addition, the existing building and proposed garage structure have been designed to maintain complementary architectural features, materials, and colors. Lastly, a decorative hardscape and a new six -foot decorative block wall will be provided along the south and east property lines to separate the Club from adjacent residential uses. Finally, a parking analysis was prepared to ensure the existing parking supply would continue to support the existing and proposed operation of the Boys and Girls Club operation (Exhibits 10 and 11). Conditional Use Permit (Neighborhood and Community Service Center) Conditional Use Permit requests are governed by Section 41 -638 of the SAMC. Conditional Use Permit requests may be granted when It can be shown that the following can be established: • That the proposed use will provide a service or facility which will contribute to the general well- being of the neighborhood or community. • That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. • That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. 31A-5 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 4 • That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use, • That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use.: If these findings can be made, then it is appropriate to grant the conditional use permit, Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which in turn forms the basis for the recommendation contained in this report. In analyzing the conditional use permit request, staff believes that the following findings of fact warrant approval of the conditional use permit. • The Boys and Girls Club is a community facility for all ages with programs that range from after school programs for both local residents and school children to youth sports and adult education. The proposed modifications to the existing facility and new expansion will provide the space and amenities necessary to serve more members of the community resulting in the increased well- being of the neighborhood and surrounding area. • The promotion of good health, safety and welfare of its members and community as a whole are key goals of the Boys and Girls Club organization. The remodel of an existing facility and its continued operation will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The Club has been in operation since 1956 and is an established community asset. • The continued use and expansion of the Boys and Girls Club at its present location will continue to provide life- enhancing programs and character development incentives that foster hope, opportunity, and economic stability. Its operation will provide further economic stability and will have no detrimental effects to the economic development of properties in the area. • The remodel and expansion of an existing neighborhood community center will be in compliance with the regulations and conditions identified in Chapter 41 of the Santa Ana Municipal Code, including the Multiple - Family Residence (133) development standards applicable to this use, The new lobby areas and new garage construction will comply with all building setback and applicable standards. • The Boys and Girls Club expansion will not adversely affect the General Plan as the project is consistent with Policy 1.7 of the City's General Plan Land Use Element as the Boys and Girls Club supports the development of commercial and nonprofit recreational facilities and services. In addition, this neighborhood community center is consistent with Policy 3.1, which supports development that provides a positive contribution to neighborhood character and identity. 31A-6 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 5 Variance (Parking Reduction Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings, • That the granting of the variance is :necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property, • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The Boys and Girls Club is requesting approval of a variance to allow a reduction in required parking. The existing site contains a total of 32 parking spaces for the Boys and Girls Club including nine parking spaces shared with the CHQC pediatric community clinic as approved in 2000. The proposed building entry lobby to the existing facility and former garage square footage is parked at a rate of five spaces per 1,040 square feet pursuant to Section 41- 1420(x) of the City's parking standard for these types of unspecified uses. Based on these requirements and previous entitlements which approved the original neighborhood community service center building and subsequent pediatric medical clinic, 12 additional parking stalls are required for the new lobby area and former garage space area, while no additional spaces are proposed. This proposal would result in a parking deficiency of approximately 28 percent. To analyze whether the existing parking on the site could accommodate the additional square footage proposed, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Sasaki Transportation Services, Inc. to provide a parking supply and demand analysis. The analysis was intended to provide a study of the demand for parking based on the actual activity patterns of the center on two weekdays from 2:00 to 6:00 p.m. which coincides with the peak usage patterns of the Club. Based on this analysis, a peak parking demand of 29 spaces would occur during the weekday (Thursday) peak at 3:00 p.m. The parking analysis also monitored the availability of off -site parking at Pio Pico Elementary during these peak periods as the applicant has asserted their agreements to utilize parking at the elementary school during peak periods or during special events. Lastly, the applicant was asked to prepare a parking management solution to describe parking utilization of the Club during special or seasonal events. 31A-7 Conditional Use Permit No, 2014.05 Variance No. 2014 -01 March 10, 2014 Page 6 The parking analysis determined that the current and future demands of the Boys and Girls Club do not exceed the available on -site parking spaces. In addition, the site's location within an established neighborhood and proximity to local schools make it a walkable use with minimal need for additional vehicle parking improvements. Lastly, conditions of approval have been added to ensure additional bicycle racks are installed for those traveling to and from the facility by bicycle, The project site has a special circumstance related to its location and surroundings. The Boys and Girls Club is an existing neighborhood and community center located within an established neighborhood on Highland Street that is surrounded by residential uses. In addition, its location directly across the street from an existing elementary school presents a unique opportunity for local residents and students to access the center by foot. Next, the need to preserve open space necessary for physical activity is an important feature of the Club. The existing athletic field would be compromised if additional parking is provided, The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to utilize the neighborhood and community center to the greatest extent possible. The center contains a variety of indoor and outdoor features devoted to improving the lives of the youth in Santa Ana that lend to the success of the facility. The parking variance would preserve the character of the original Club and allow for its continued use and enjoyment, The granting of the variance will not be detrimental to the public or surrounding properties, As demonstrated in the parking analysis for the project, the Boys and Girls Club will have sufficient parking to accommodate the various uses during the peak parking hours. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting the adjacent residential neighborhood. The granting of the variance will allow the Boys and Girls Club to focus on the improvements to the existing and proposed buildings. Further, the Boys and Girls Club maintains shared parking agreements with Pio Pico Elementary School for use during peak or seasonal events. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. Finally, the project will not adversely affect the General Plan as the proposed neighborhood and community center use is consistent with Goals 1 and 4 of the Land Use Element of the General Plan, These goals encourage uses such as the Boys and Girls Club that promote a balance of land uses to address basic community needs and which protect and enhance development sites which are unique community assets that enhance the quality of life. 31A-8 Conditional Use Permit No. 2014 -05 Variance No. 2014 -01 March 10, 2014 Page 7 Public Notification The project is located within the boundaries of the Pico - Lowell Neighborhood Association. Staff made contact with various neighborhood leaders as part of the Pico- Lowell Neighborhood and the Principal of the Plo Pico Elementary School to ensure that they were notified of this project and to identify any areas of concern. The project site was also posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter, and mailed notices were sent to all property owners and tenants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written, or electronic, had been received from any members of the public. CEQA Anal sis 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 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures. A Notice of Exemption for Categorical Exemption Environmental Review No. 2013 -62 will be filed for this project. Conclusion The renovation and proposed additions to the Boys and Girls Club will allow the facility to continue to provide needed services to current and future Santa Ana youth. To address any potential concerns related to the proposal, staff has included conditions of approval that would serve to address these issues. Staff recommends that the Planning Commission approve Conditional Use Permit No. 2014- 05 and Variance No. 2014 -01 as conditioned. Verny Carvajal Senior Planner VC:jm VCWARepects\CU(1 M5 ;VAR11- 1.6gys&GI dsGlub. pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Land Use Map Exhibit 3— Site Photo Exhibits 4 through 9 — Site Plan, Floor Plan, Elevations, Landscape Plan Exhibit 10 — Parking Analysis Exhibit 11 — Parking Plan Memo for Special Events 31A-9 u. >p� FIRST .r r —r L I, u ',w., ib N� r l �I_ I Rl J _I fe I Q "L ,ns.pa WILSHIRE AVE, xi-sao- At GENER/d.AGMCULTURALt CR MMMMALRBOanlAL W SNG{EFAMILYiE� OMML -N EAMNGMOOiFlGMION cc 0ov"dENTOWTM R2 TvormilLYEfi9Dalm GSA COMMEFSAALSOURIMAIN Mi UGHTINDUS(RAL to MUMIF:EaENST/MULTIFLE C1. 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March 4, 2014 Mr. Peter Lewandowski. Environmental Impact Sciences 26051 Via Concha Mission Viejo, CA 92641 Subject: Addendum parking Evaluations for Proposed Renovations of the Boys and Girls Club, 950 Highland Street- Santa Ana Dear Mr. Lewandowski: These addendum parking evaluations (" Addendum") have been completed in response to City of Santa. Ana staff requests, and supplements our October S, 2013 study and findings. This Addendum summarizes the findings of bur supplemental parking analysis for the proposed renovation of the Boys and Girls Club at 456 Highland •Street in the City of Santa Ana ("Project "). These additional analyses are based upon information provided by the applicant, input from City staff, additional field studies of the Project site (conducted on Thursday, January 23, 2014), past emperience with these types of evaluations, and standard reference materials. PROJECT DESCRIPTION The proposed Project is an existing, operating Boys and Girls Club ( "Club") and the scope of work is described as tenant improvements that consist primarily of interior alterations and minor exterior additions to the original structure. The proposed Project is indicated to involve: tenant improvements (4,454 SF), entry and teen center addition (224 SF), entry and youth addition (225 SF), and new garage (1,836 SF). It is our understanding the current operations of the Club will not significantly change as a result of the Project, the facility upgrades are intended to better serve the existing members. With regard to parking there are 32 parking spaces, per field counts counted on the west side of the Boys and Girls Club (noted as Areas A -C on the table in the Attachments for this report). This parking area is shared with a CHOC building. In addition, there are four existing parking spaces (area D) at northeast corner of the site in the vicinity of the future garage. P.O. BOX 5159 1 AGUWA BUAG11, OA 92652 (949)376-66t3 z Previous site plans referenced for the October 5, 2013 study showed the parking area on the west side of the building would be expanded to provide six (6) additional parking spaces. Based on further investigation by the applicant, it was determined construction of these added parking spaces was not feasible, so they are not a part of the current Project. Still a part of the Project; is the elimination of the fogs existing spaces at the northeast portion of the building, to be replaced with an enhanced entry area. The new garage is anticipated to provide some vehicle parking but to provide a conservative evaluation, the parking in the garage has not been counted in the parking supply /demand analyses. PARKING ANALYSES In the previous analyses, parking demand counts were conducted on Wednesday (10/2/13). City of Santa .Ana staff request an additional day of counts, so Sasaki. Transportation Services; Inc. C'STS") conducted field parking counts and observations on Thursday (1/23/14). Summaries of the count data and findings are presented below. Parking Demand Counts The additional parking demand counts were conducted (1/23/14) at the Boys and furls Club parking lots_ In addition, the elementary school parking lot across the street from the Bays and Girls Club was counted since the applicant indicated they may use this lot on occasion for overflow parking (i.e,, during special events), The existing demand counts for the parking lot west of the Boys and Girls Club was separated Into three areas (Areas A, B, and C). The fourth area CD") is located at the northeasterly corner of the site and has four parking spaces. Aerial Googly Maps printouts of the Club lot and elementary school lot, with the parking study areas noted are provided in the Attachments, In general, the Field parking demand counts account for the specific operation of this Boys and Girls Club (i.e., attendance by children, walking proximity of schools, limited vehicle use, cto) differing peak parking demands for CHOC, and the potential for use of the elementary school parking, The peals parking demands for the Project operations were observed again to supplement the previous findings (10/5/13 report). The peak operating tunes for the Club are weekdays 2:00pm- 6 ;00pm; the previous and current counts were conducted during this peak time period. As previously noted, the study day and date are: Thursday (1/23/14) As shown on the aerial photo of the Chub lot, provided in the Attachments, the Project site was divided into parking areas "A" through "D " so detailed parking demand information would be available for reference. SA.SAMTRANSPORTATION SERVIC7'+S, rive. B&G Club, Santa Ana a &e; Park Addenda, Fen -14 Addendum Parking Study Of the 36 total existing on -site spaces- - In Area A there are eleven (11) parking spaces which are adjacent to The Boys and Girls Chib. In Area B there are twelve (12) parking spaces in the southwesterly area of the Club lot. As a part of the updated Project, this parking area will not be expanded to provide additional parking spaces, - In Area C there are nine (4) parking spaces which are adjacent to the CHOC side (west side) of the lot, These spaces are signed for CITOC use but some Club associated parking was observed to occur in these spaces. - 1n Area D there are four (4) parking spaces at the northeasterly portion of the site. These spaces would be eliminated in conjunction with development of the proposed Project. - There would be no change to the number of parking spaces in Areas A, B, and C. In Area D there would be a loss of four spaces, which translates to an overall not decrease of four (4) parking spaces, on -silo, for post- Project conditions. The parking demand count summaries for this additional count day (as requested by City staff) are provided in the Attachments, The demand counts were recorded at I0- minute intervals during the study period and each study area was counted separately. Both on -site and off -site (the elementary school) parking demands are listed for each of the study times, documenting the actual parking demands and interactions, By subtracting the "Total Parking Demands" from the total of 36 on -site parking spaces, the "Total On -Site Available Spaces" for each time period is provided in the summary sheets, During the counts (1/23/14) it must be noted there was a ceremony being conducted in parking Lot D of the Bays and Girls Club from approximately 3:30- 4 :30pm. People arrived before the start and did not leave immediately after. The parking demand counts summary in the Attachments reflect this activity and associated vehicles parked on -site and. at the school parking lot, No parking was allowed in Lot D (four total spaces) from 2 40pm to about 5 :20pm. In addition, it was noted about 3-4 vehicles were parked in unmarked parking spots in the west lot (Areas A, B, and C) during the approximate 3:304:30pm period, Overall, there were estimated to be about 35-40 people attending the ceremony and 20 -25 related vehicles. Observations and the data indicate there were no significant adverse parking impacts for the study area resulting from the ceremony, The focus of these analyses, however, are the parking demands associated with day to day operations, The field count summary sheet (in the Attachments) includes notation that approximately 12 ceremony related vehicles were parked in Lots A, B, and C, while the other ceremouy related vehicles were parked in the school parking lot and/or other adjacent areas. SASAMTRANSPOR.TATTON STORVIGUS, ANC. B&G Club, Santa Ana B &C Park Addend#, I?eb -14 Addendum Parking Study 4 Findings The following is a brief description of the findings; The peak on -site parking demand of 29 vehicles in marked parking spaces (plus 3 -4 in unmarked spaces) occurred at 3:50pm (for the previous count with no ceremony, the peals was 24 vehicles at 2 :00pm mid 2;10pm). - The 29- vehicle peak parking demand (3:50pm) resulted in 7 available parking spaces for current peak condition. Due to the ceremony, 4 spaces (Lot D) could not be accessed and there were 34 vehicles in unmarked spaces, so the on -site lots were essentially full, - On -site there were approximately 12 parked vehicles associated with the ceremony (during the 3:50pm peak) that would not be there during normal, day to day operations. Overall, when the ceremony related vehicles are subtracted from the total on -site parking demands, the findings are consistent with the previous report (10/5/13). The previous report showed 16 available on -site parking spaces during the peak 14- minute period, This current study shows 15 -16 available spaces (7 available spaces at 3 -50pm, minus 3 -4 vehicles parked in unmarked spaces, plus 12 ceremony related vehicles) when only considering the day to day operations vehicles (subtracting the ceremony related vehicle). - Both the previous report (10 /5713) and current data show approximately 15 -16 available on -site parking, spaces, during the peak 10- minute period. The current Project anticipates a loss of four (4) parking spaces due to the renovation, but this would still heave 11 -12 available parking spaces during peak day to day operations. - During the peak parking demands (3:50pm) there were 13 available parking spaces (off- site) at the elementary school lot (school a- ceremony related vehicles). Since the proposed renovations are anticipated to better accommodate the existing population at the Boys and Girls Club but not significantly alter the operations, this Addendum serves to confirm the findings of parking adequacy, (concluded in the original study, - Although not the focus of this Addendum, it also provides anecdotal: confirmation of the applicant's indications, they anticipate being able to use the elementary school parking lot to accommodate sortie special event related parking. SASAIaTRANSPOR.TATION SERVICES, INC. B &G Club, Santa Ana MG Park Addenda,. keb -14 Addendum. Parking Study lYii&gaiions Rased on the finding of the .Addendum parking study: - No mitigation measures are recommended. SAY The Addendum Parking, analyses serves to confirm the findings of the original parking study (t 0/5/13), which concluded there is adequate parking to serve typical day to day operations, We appreciate the opportunity to be of service to you on this project. if you have any questions, or comments, please do not hesitate to contact us, Respectfully submitted, SASAKr TRANSPORTATION SERVICES Steven S. Sasaki, P.E., PTOE Principal Civil and Traffic Engineer State of California Registration C52768 &TR1462 SASArr TRANSPORTATION SERVICES, INC. B &G ParkAddod}, F6-14 t4to. T EXPJ c B &G Club, Santa Ana Addendum Parking Study IA-24 Bon & Girls Club - PARKING COUNT .(Wednesday: 1012(13} OBSERVED PARKING DEMAND Demand TOTAL ON -SITE PARKINGDEMANO TOTALON-SITE AVAILABIESPACES School Available TIME A [ll @'7 I12j C 191 D' [41. School [38J (Excluding School) (36] Spaces 2:00 PM 6 8 4 2 24 20 16 14 2:10 PM 7 7 4 2 25 20 16 13 2:20 PM 6 5 4 2 24 17 19 - 14 2:90 PM 6 5 4 2 23 17 19 15 2:40 PM 6 6 2 2 24 is 20 14 2 :50 PM 8 6, 3 2 24 19 17 14 3A0 PM 8 6 2 2 23 18 S8 15 3:10 PM 7 7 6 6 3 3 2 '1 19 14 i8 17 18 19 19 24 3:20 PM 3:30 PM 7 6 3 1 11 17 19 27 3:40 PM 7 - 7 6 7 3 2 1. 1 10 8 17, 17 1s 19 288 30 9:50 PM 4:00 PM 4 5 2 1 6 17 i9 32 4:10 PM 9 5 1 1 5 15 20 33 4:20 PM 8 5 2 2 7 17 19. 31 400 PM 7 5 1 3 8 16 20 30 4:417 PM 7 4 1 0 $ 12 24. 80 4:50 PM 8 4 1 0 $ 13 23 30 5:00 PM 7 4 3 0 10 14 22 28 5 :10 PM 5 3 2 0 6 11 25 32 5:20 PM 6 3 3 0 6 12 24 32. 5:30 PM 7 3 4 0 6 14 22 32 SAO PM 4 3 3 0 7 10 26 31 5:50 PM 5 3 5 O 6 13 23 32 6:06 PM 5 3 5 0 7 13 23 31 Ell — [ j - Total Number of Parking Spaces In each Section. * = With the proposed Project: in area 8 the ff of spaces will Increase from 12 to 18, the 4 sPaces in D will be eliminated, for a NET GAIN of 2 spaces. 31A-25 Bays &Girls Club- PARKING COUNT (see 'Note "below) (Thursday: 1/23/14) OBSERVED PARKING DEMAND Parking Demand TOTAL ON -SITE PARKING DEMAND TOTALON -SITE AVAILABLESPACES Scheer Ayailabl4 TIME A 1111 8" 1121 C I91 D' [4] &heal 1381 (Exdudimischaal) [36] Spaces 2:00 PM 8 4 3 2 17 19 2:1OPM 8 4 3 2 17 19 2r20 PM . 6 4 5 2 31 17 19 1 7 2,'30 PM 6 4 3 2 32 15 21 6 2.•40 PM 7 6 3 0 20 36 20 10 2m PM 6 6 3 0 27 15 21 31 3:00 PM 7 6 4 0 27 17 19 11 30 PM 6 SO 1 11. 4 3 0 D 22 21 17 19 19 3:20 PM 24 12 17 3:30 PM a 12 3 0 22 23 13 16 140 PM 10 9 12 12. 6 B 0 0 24 25 28 '0 14 34OPM 29 7 13 4:OO PM 9 12. 4 0 24 25 11 14 4:10 PM 8 12 4 0 25 24 12 :13. 410PM B 12 4 0 25 24 17 13 4s3OPM 7 12 3 0 23 22 14 15 4t46PM 4 11 2 0 22 17 19 16 450 PM 4 6 1 0 20 11 %S 18 5:00 PM 4 3 1 0 LS 8 28. 23 5:10 PM 5 2 2 0 11 9 27 27 5:2OPM 5 1 2 1 11 9 27 27 5:30 PM 6 1 1 0 14 $ 28 24 5:40 PM 4 1 3 0 B 8 F12 28 30 5:50 PM 5 D 4 0 10 4 27 28 6:00 PM 6 2 4. 0 10 24 28 Notes Appmx, 3r30.41.30pm the was ceremony in the Lot D spaces miles Club, Dudng(incl, before & atter) this period vehicles could not park in Lot f), some vehicles 13.4) were parked In unmarked spaces in Lot areas A, 13'&C Overall, there were about 35-4O .people far the ceremony and 20-25 vehicles. Observations and the data Indicate them were no signflicant adverse impacts. itwa5 estimated that 12 ceremony vehicles were parked in Lots A. B, & Land the remainder parked in the school lot. ( ) =Total Number of Parking Spaces in each Section. `= With the prepared Project: the 4spates In Area D will be eliminated. 10/1/13 hltps:i/maf 850 Highland St, Santa Ana, CA- Goog le Maps To see all the details that are \isible on the Go jsk� screen, use the "Print" link next to the map. 10!1(13 950 Highland St, Santa Ana, CA - OoN le Maps To see all the details that are visible on the screen, use the 'Print link next to the map. O ,s ' L- -�' 114'1 A 5c. oot. L�> t �, Lw 112 BOYS & GMLS CLUB OF SANTA ANA Mr. Verny Carvajal Senior Planner City of Santa Ana Planning Division 20 Civic Center Plaza, M -20 Santa Ana, CA 92701 Mr. Carvajal, For almost 60 years, the Boys & Girls Club of Santa Ana has served youth at our Main Club facility located at 950 W: Highland St. Santa Ana, CA 92703.. The Club has been a place of hope, opportunity, and empowerment for generations of Orange County youth. Our traditional programming consists of a dally rotation of fitness, academic reinforcement, and enrichment opportunities. We are, due to our geographic location in a dense residential community, considered to be "neighborhood" Boys &Girls Club. We serve youth ages 6 -18 and the vast majority walk to and from the Main Club facility. of the parents who choose to drop -off or pick -up their child, the majority are within walking distance. There area couple special events during the year that generate additional foot and vehicle traffics These two events are the Christmas and Thanksgiving events. In both scenarios, our club collaborates with both Lowell Elementary and Flo Pico Elementary, which are located directly across the street. For years we have collaborated with both schools and have never had problems with parking. The Christmas event is held on a Saturday morning so as not to conflict with school functions and the increase in vehicle traffic is primarily due to our volunteer support, For each event we limit the numbers of volunteers per shift and require pre - registration at least week In advance. This ensures we don't have more volunteers than we need and allows us to plan effectively for their arrival and volunteer work. All volunteer shifts are scheduled andsegmented into groups throughout the day. We do this to manage both the logistics of our special event and all parking needs, For these two events we also use SAP Police Explorers to manage traffic flow and assist with parking. The same strategy is applied to our Thanksgiving event, which is held an a Tuesday evening the week of Thanksgiving, which is also a non - school day. We are extremely aware of the need for a parking strategy during these high traffic events and have spent years honing our plans. Since these are annual events and we have done them for so many years, they are planned and executed flawlessly by our team. If you have any questions or would like to discuss our parking any further, please feel free to contact me directly, All the best Robert Santana Chief Executive Officer Boys & Girls Club of Santa Ana rsa ntana Rbovsandei rlscl ub.com (714) 543 -5540 office EXHIBIT 11 31A-29 ROH - 03/10/14 RESOLUTION NO. 2014 -10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING: CONDITIONAL USE PERMIT NO. 2014 -05 AS CONDITIONED TO ALLOW A NEIGHBORHOOD COMMUNITY CENTER IN THE MULTIPLE - FAMILY RESIDENTIAL (R3) ZONING DISTRICT AND VARIANCE NO. 2014 -01 AS CONDITIONED TO ALLOW A REDUCTION IN PARKING FOR THE PROPERTY LOCATED AT 950 WEST HIGHLAND 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. The applicant is requesting approval of Conditional Use Permit No. 2014- 05 to allow a neighborhood community center in the Multiple - Family Residential (R3) zoning district and Variance No. 2014 -01 to allow a reduction in parking for the property located at 950 West Highland Street. B. Conditional Use Permit No. 2014 -05 and Variance No. 2014 -01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on March 10, 2014. C. Santa Ana Municipal Code Section 41 -259.5 allows neighborhood community centers in the R3 zoning district subject to the issuance of a conditional use permit. D. Santa Ana Municipal Code Section 41- 638(a)(1) authorizes the Planning Commission to grant a conditional use permit upon making certain findings. 1. That the proposed use will provide a service or facility, which will contribute to the general well being of the neighborhood or the community. The Boys and Girls Club is a community facility for all ages with programs that range from after school programs for both local residents and school children to youth sports and adult education. The proposed modifications to the existing facility and new expansion will provide the space and amenities necessary to serve more members of the community resulting in the increased well -being of the neighborhood and surrounding area. Resolution No. 2014 -10 Page 1 of 7 31A-30 2. That the proposed use will 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 promotion of good health, safety and welfare of its members and community as a whole are key goals of the Boys and Girls Club organization. The remodel of an existing facility and its continued operation will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The Club has been in operation since 1956 is an established community asset. 3. That the proposed use will adversely affect the present economic stability or future economic development of properties surrounding the area. The continued use and expansion of the Boys and Girls Club at its present location will continue to provide life- enhancing programs and character development incentives that foster hope, opportunity, and economic stability. Its operation will provide further economic stability and will have no detrimental effects to the economic development of properties in the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The remodel and expansion of an existing neighborhood community center will be in compliance with the regulations and conditions identified in Chapter 41 of the Santa Ana Municipal Code, including the Multiple - Family Residence (R3) development standards applicable to this use. The new lobby areas and new garage construction will comply with all building setback and applicable standards. 5. That the proposed use will adversely affect the General Plan or any specific plan of the City. The Boys and Girls Club expansion will not adversely affect the General Plan as the project is consistent with Policy 1.7 of the City's General Plan Land Use Element such as the Boys and Girls Club as it supports the development of commercial and nonprofit recreational facilities and services. In addition, this neighborhood community center is consistent with Policy 3.1, which supports development that provides a positive contribution to neighborhood character and identity. E. Variance No. 2014 -01 has been filed with the City of Santa Ana seeking to allow a twelve (12) space (twenty -eight percent (28 %)) reduction in parking. Santa Ana Municipal Code Section 41- 1420(a) requires a Resolution No. 2014 -10 31A-31 Page 2 of 7 minimum of 44 parking spaces for this project, while the existing site contains a total of 32 parking spaces. G. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. The project site has a special circumstance related to its location and surroundings. The Boys and Girls Club is an existing neighborhood and community center located within an established neighborhood on Highland Street that is surrounded by residential uses. In addition, its location directly across the street from an existing elementary school presents a unique opportunity for local residents and students to access the center by foot. Next, the need to preserve open space necessary for physical activity is an important feature of the Club. The existing athletic field would be compromised if additional parking is provided. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to utilize the neighborhood and community center to the greatest extent possible. The center contains a variety of indoor and outdoor features devoted to improving the lives of the youth in Santa Ana that lend to the success of the facility. The parking variance would preserve the character of the original Club and allow for its continued use and enjoyment. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the Boys and Girls Club will have sufficient parking to accommodate the various uses during the peak parking hours. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting the adjacent residential neighborhood. The granting of the variance will Resolution No. 2014 -10 31A-32 Page 3 of 7 allow the Boys and Girls Club to focus on the improvements to the existing and proposed buildings. Further, the Boys and Girls Club maintains shared parking agreements with Pio Pico Elementary School for use during peak or seasonal events. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 4. That the granting of a variance will not adversely affect the General Plan of the City. Finally, the project will not adversely affect the General Plan as the proposed neighborhood and community center use is consistent with Goals 1 and 4 of the Land Use Element of the General Plan. These goals encourage uses such as the Boys and Girls Club that promotes a balance of land uses to address basic community needs and which protect and enhance development sites which are unique community assets that enhance the quality of life. H. 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 15303. This Class 3 exemption allows in -fill developments for the construction and location of limited numbers of new, small facilities or structures. A Notice of Exemption for Categorical Exemption Environmental Review No. 2013 -62 will be filed for this project. Section 3. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves for the property located at 950 West Highland Street: Conditional Use Permit No. 2014 -05, as conditioned in Exhibit "A" attached hereto and incorporated herein, to allow a neighborhood community center in the R3 zoning district; and, Variance No. 2014 -01, as conditioned in Exhibit "B" attached hereto and incorporated herein, to allow a reduction in parking. These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated March 10, 2014, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 10th day of March, 2014 by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Mill, Nalle, Yrarrazaval (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Gartner (1) ABSTENTIONS: Commissioners: None (0) Resolution No. 2014 -10 Page 4 of 7 31A-33 Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2014 -10 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2014 Date: Secretary of the Planning Commission City of Santa Ana Resolution No. 2014 -10 Page 5 of 7 31A-34 EXHIBIT A Conditions for Approval for Conditional Use Permit No 2014 -05 Conditional Use Permit No. 2014 -05 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 rip or 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. Planning Division All proposed site improvements, including all landscaping as shown on the site plan, must conform to the Site Plan review approval of DP No. 2013- 29. 2. A new six -foot high decorative block wall shall be constructed along the east and southern property lines for the new parcel included as part of the Boys and Girls Club. 3. The operator /owner shall remove any graffiti occurring on the premises within 24 hours. 4. The Boys and Girls Club shall install and maintain bicycle parking as required by Section 41- 1307.1 of the Santa Ana Municipal Code. 5. Any signs will be subject to separate sign permit approval. Resolution No. 2014 -10 Page 6 of 7 31A-35 EXHIBIT B Conditions for Approval for Variance No 2014 -01 Should the Planning Commission approve Variance No. 2014 -01, the approval is 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 rip or to exercising the rights conferred by this variance. The applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2013 -29 and the staff report exhibits. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 3. The operator /owner shall remove any graffiti occurring on the premises within 24 hours. 4. The Boys and Girls Club shall install and maintain bicycle parking as required by Section 41- 1307.1 of the Santa Ana Municipal Code. Resolution No. 2014 -10 Page 7 of 7 31A-36