HomeMy WebLinkAbout31A - VARIANCE - 1760 E EDINGER AVEREQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
OCTOBER 20, 2015
TITLE:
VARIANCE NO. 2015 -06 TO ALLOW A
REDUCTION IN PARKING FOR PLANET
FITNESS AT 1760 EAST EDINGER AVENUE -
CHASE VILLAFANA, APPLICANT
{STRATEGIC PLAN NO. 3,2)
CITY MANAGER
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1° Reading
❑ Ordinance on 2n° Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Variance No. 2015 -06 as conditioned.
PLANNING COMMISSION ACTION
At its regular meeting on September 28, 2015 by a vote of 6:0 (Alderete absent), the Planning
Commission adopted a resolution approving Variance No. 2015 -06 as conditioned to allow a
reduction in parking for Planet Fitness at 1760 East Edinger Avenue located in the Specific
Development No. 69 (SD69). The Planning Commission added a condition to require two
additional bike lockers in addition to the recommended conditions of approval outlined in the
attached staff report (Exhibit A).
DISCUSSION
The proposal consists of the remodel of an existing 23,397 square foot building for use as a Planet
Fitness health club. The exterior remodel will include reorienting the main entry from the north to
the east elevation to facilitate the use of underutilized parking area facing Richey Street. Based on
the Santa Ana Municipal Code, the parking requirements to convert this existing retail space to a
health center would create deficit of 412 parking spaces, or 33 percent of the required parking.
Based on a shared parking analysis, the shared supply of 85e existing parking spaces in the
integrated commercial center would result in a surplus of 81 spaces during weekday and weekend
peak hours. Full -sized plans are available for public viewing in the Clerk of the Council Office.
STRATEGIC PLAN ALIGNMENT
Approval of this item supports the City's efforts to meet Goal #3 Economic Development,
Objective #2 (create new opportunities for business /job growth and encourage private
development through new General Plan and Zoning Ordinance policies).
31A-1
Variance No. 2015 -06
October 20, 2015
Page 2
u'
There is no fiscal impact associated with this action.
L
assan Haghar}, AICP
Executive Dire or
Planning & Building Agency
MM:rb
M:IREPORTSU- C\va1b0S 1760 E Edingw=
Exhibit: A. Planning Commission Staff Report
31A-2
REQUEST FOR
I' Iannluin ouni °Mrfissuoin Action
PLAw" N NG COMMISSION IldEICTING IL1Atl'EE
SEPTEMBER 28, 2015
`rn' .E'
PUBLIC HEARING — VARIANCE NO. 2015 -06
TO ALLOW A REDUCTION IN PARKING FOR
PLANET FITNESS AT 1760 EAST EDINGER
AVENUE (STRATEGIC PLAN NO. 3,2)
Prepared by Melanie G. McCann
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RECOMMENDED ACTION
PLANNING G COMMiIpV";"nMN Sr:C"r�RM! "D'ARlY
APPROVED
D As Recommended
As Arnewded
E] So Pubhc Hear nrt For
DENIED
C.I Arplicani's Request
[:1 Staff P'; te.cornfrir,r'id ation
CON INI.,1ED 10
AcAing Nola nii pct M ag r
Adopt a resolution approving Variance No. 2015 -06 as conditioned.
DISCUSSION
Request of the Applicant
Chase Villafana, representing Planet Fitness, is requesting approval of a variance from Section 41-
1375 of the Santa Ana Municipal Code (SAMC) to allow a reduction in required parking for a health
and fitness club within PacificCenter located at 1760 East Edinger Avenue.
Project Location and Site Description
The subject project is located on a 2.19 -acre parcel that is integrated into a larger 16.4 -acre
commercial center. The commercial center is a local and community serving destination
containing a Home Depot and three freestanding eating establishments, namely a House of
Pancakes (IHOP), El Pollo Loco and Jack -in- the -Box. The Planet Fitness health club use is
proposed to occupy the existing 23,397 square foot building at 1760 East Edinger Avenue that was
previously occupied by Staples retail store.
The PacificCenter commercial site is located on Edinger Avenue east of Lyon Street and west of
Ritchey Street. The site is surrounded by a variety of commercial, office and industrial businesses
to the north, south, east and west (Exhibits 1, 2 and 3).
EXHIBITA
31A-3
VA No. 2015 -06
September 28, 2015
Page 2
Project Description
The applicant proposes to remodel an existing 23,397 square foot building for use as a Planet Fitness
health club. The exterior remodel will include reorienting the main entry from the north to the east
elevation to facilitate the use of underutilized parking located near Richey Street. The remodeled
building entry will include a new metal awning, architectural and landscape enhancements to frame
the main building entry, outdoor seating, and bicycle parking. The existing doors on the north
elevation will be for exiting only, and will be posted as such with interior panic bars for emergency
exiting.
The overall PacificCenter includes a total of 860 existing parking spaces. Due to the proposed
Planet Fitness reorientation of the main entry and related parking and landscape modifications, the
site will be reduced by four spaces for a total of 856 parking spaces. Based on the Santa Ana
parking code, re- occupying of the 23,397 square foot vacant retail with the proposed Planet
Fitness requires 1,268 parking spaces for the center, resulting in a parking shortfall of 412 parking
spaces (Exhibits 4, 5, 6, 7 and 8).
Planet Fitness will be open 24 hours a day, seven days a week, excluding holidays. Its services will
include exercise instruction for weight and cardiovascular training and physical fitness improvement,
all aimed at promoting a healthy active lifestyle. Some examples of exercise equipment to be
provided include bikes, cross trainers, elliptical, stepmills, treadmills, as well as a variety of bench and
press features. The health and fitness center will be staffed by approximately 13 to 15 employees,
with approximately six to seven employees working per shift.
Project Background
The retail portion of PacificCenter was developed in 2000, as part of a larger master plan for the
area. City records show that the 23,397 square foot building proposed for the new Planet Fitness
use was occupied by Staples retail store from 2001 through 2013. The building has remained
vacant since Staples closed its doors in 2013.
Planet Fitness was founded in 1992 in New Hampshire, opening the chain's first franchised
operation in 2003. Its business model targets to serve the "occasional or first time" gym users at
an affordable price. Planet Fitness now has more than 800 locations throughout the United States,
including the Planet Fitness located at 2725 North Bristol Street, which opened in Santa Ana in
May 2014.
General Plan and Zoning Analysis
The General Plan land use designation for the site is Industrial (IND), which allows a wide range of
manufacturing and industrial uses, as well as ancillary commercial uses. The proposed health club
use is intended to serve the needs of surrounding business and residents, and is consistent with the
general plan land use designation.
31A-4
VA No. 2015 -06
September 28, 2015
Page 3
The subject site is within the Specific Development Plan (SD -69), established for the PacificCenter
development in 1999. The SD -69 Zoning District (Area 1) allows for a variety of commercial and
service uses by right, including health club and gymnasium. Therefore, the use is consistent with
the zoning designation.
Project Analysis
Planet Fitness is seeking a variance for a reduction in required parking. 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 entire PacificCenter commercial center currently contains 856 parking spaces to serve all the
retail and services uses. The existing parking adjacent to the proposed Planet Fitness building will be
modified and restriped as part of the new main entry on the east elevation. This will include relocating
the handicap parking spaces and adding landscape planters to frame the new entry.
Section 41 -1375 of the SAMC requires one parking space per 28 square feet of physical activity area
for health clubs. Based on these calculations, 497 stall are required for the health club project
(calculated from approximately 13,896 square feet of activity area), with a total of 1,268 parking
spaces required for the entire commercial site. The 1,268 number results from 497 stalls for the
health club, 659 stalls for the Home Depot retail store, and 122 stalls for the three eating
establishments. Based on the SAMC parking requirements, a deficit of 412 parking spaces or 33
percent of the required parking would occur.
31A-5
VA No. 2015 -06
September 28, 2015
Page 4
To analyze whether the existing parking on the site could accommodate the use, and therefore
substantiate the variance request, the applicant hired the traffic engineering firm of Linscott Law &
Greenspan to provide an alternative parking standard for the health club, and to prepare a shared
parking analysis of the site, and study the impacts on other commercial centers that share similar
multiple land uses. Using procedures developed by the Urban Land Institute (ULI) for shared parking,
hourly demand profiles for a typical non - holiday week were applied for the four relevant land uses
(retail, family restaurant, fast -food restaurant and fitness center), For this study a ratio of 5.5 spaces
per 1,000 square feet was used to account for the unique trip making and parking characteristics of
the health club based on actual field studies of other health club operations. Note that while the
sample health clubs varied in overall building size, the ratio of "physical activity" space to "ancillary"
(lockers, lobby, hallways, etc.) space was similar to the proposed Planet Fitness, with range of 60 to
68 percent of "physical activity' space per fitness center.
Based on further analysis, PacifiCenter's overall peak requirement, assuming full occupancy and
completion of the proposed Planet Fitness project, is at 6:00 p.m. during the weekday with a forecast
of 775 parking spaces. On the weekend, the peak parking requirements for PacifiCenter will occur at
5:00 p.m. when a parking demand of 775 spaces is forecasted (Exhibit 9). The parking study took
into the account the restriping and the four displaced parking spaces included in the site remodel
when calculating the potential surplus parking for the center. Thus, based on the shared supply of
856 parking spaces, a surplus of 81 spaces would result during weekday and weekend peak hours.
Since 2000, the City has considered similar request for parking variance for health clubs in five
different locations in Santa Ana: Bally Total Fitness (now LA Fitness) at 3701 South Plaza Drive, LA
Fitness at 1501 North Tustin Avenue, Gold's Gym at 1945 East Seventeenth Street, Planet Fitness at
2725 North Bristol Street, and 24 Hour Fitness at 2800 North Main Street. Parking variances at these
locations were approved with reduction in parking of approximately 30, 31, 51, 50 and 20 percent
respectively.
In analyzing the variance request staff must be able to show that findings can be made that support
the criteria listed above.
The project site has a special circumstance related to its size, shape and location. The proposed
use will be located within a built -out commercial center on Edinger Avenue that is a major
transportation corridor and surrounded by commercial, office and light industrial uses. Due to its
location, there is no feasible option to providing additional parking the Santa Ana Municipal Code
requires for a health club. The number of on -site parking spaces will be sufficient as identified in
the parking analysis for the project, which has determined that a surplus of parking will be
provided for the project given the dynamic of shared parking on -site. As a result, the parking
variance will allow the applicant the ability to use the property in a manner that is consistent with
similar surrounding commercial community serving uses.
31A-6
VA No. 2015 -06
September 28, 2015
Page 5
® 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
lease the building to a use that will contribute to identifying the site as an economically viable
development. The tenant space that is the subject of this application accommodated an office
supply retail tenant that was not successful in remaining viable. The granting of the variance
will allow a new type of commercial use to establish itself in the existing commercial center,
contributing to the overall success of the PacificCenter commercial integrated development.
• The granting of the variance will not be materially detrimental to the public or surrounding
properties as the building and site have been designed to comply with all applicable
development standards. As communicated in the parking analysis for the project, the site will
have sufficient parking to accommodate the various uses during the peak parking hours on
both weekdays and weekends. Therefore, the reduction in parking will not be detrimental to the
surrounding community as it will not result in parking impacts affecting adjacent commercial,
office or industrial neighborhoods. Further, the granting of the variance will allow the property
owner to fill a long- vacant tenant space, contributing to the vitality and success of the existing
commercial center. Finally, conditions have been placed to ensure that the site be in
compliance with development standards applicable to the property, including providing bike
parking facilities and drought tolerant landscape for new landscape planters at the project entry.
• The proposed use will not adversely affect the General Plan, but rather support its goals.
Goal 1 of the Land Use Element encourages uses that promote a balance of land uses that
address basic community needs. The project is in compliance with the Specific Development
No. 69 zoning district and addresses the public interest of having more fitness center to serve
their needs and promote wellness. The project site has been upgraded to comply with all
applicable development standards. Goal 2 encourages uses that enhance the City's economic
and fiscal viability. After being vacant for a number of years, the project's occupation in the
building will benefit the economic viability of the area. Finally, Policy 5.5 of the Land Use
Element encourages development that is compatible with and supporting of surrounding land
uses. Planet Fitness will be located in a commercial center and its operation will be compatible
with the surrounding commercial, office and industrial businesses and their operations. The
fitness center will also provide services to local business employees that promote wellness.
Public Notification
The project site is located south of the Lyon Street Neighborhood Association boundaries. The
Lyon Street Neighborhood Association was notified by mail 10 days prior to this public hearing.
The project site itself was posted with a notice advertising this public hearing, a notice was
published in the Orange County Reporter and mailed notices were sent to surrounding property
owners and tenants within 500 feet of the project site, as well as concerned citizens listed on the
Permanent Notification List. At the time of this printing, no correspondence, either written or
electronic, had been received from any members of the public.
31A-7
VA No. 2015 -06
September 28, 2015
Page 6
In accordance with the California Environmental Quality Act, the proposed project is exempt from
further review pursuant to Section 15301. This Class 1 exemption is applicable to a project that
consists of the operation, repair, maintenance, permitting, or leasing of existing structures.
The project consists of exterior modification and re- tenanting of an existing retail store. No expansion
of square footage is proposed as part of the project. In addition, the structure is already served by
municipal services, such as roadway and utilities. Categorical Exemption Environmental Review
No. 2015 -35 will be filed for this project.
Strategic Plan Alignment
Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective
No. 2 (create new opportunities for business /job growth and encourage private development through
new General Plan and Zoning Ordinance policies).
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
approve Variance No. 2015 -06 as conditioned.
Melanie G. McCann, AICP
Associate Planner
MM:jm
M: \REPORMPC \va15 -061760 E Edinger.pe
Attachments:
Exhibit 1 —
General Vicinity Map
Exhibit 2 —
Existing Land Use Map
Exhibit 3 —
Site Photo
Exhibit 4 —
Overall Site Plan
Exhibit 5 —
Project Plan
Exhibit 6 —
Floor Plan
Exhibit 7 —
East & North Elevation
Exhibit 8 —
Landscape Plan
Exhibit 9 —
Parking Analysis
31A-8
VAR 2015 -06
PLANET FITNESS
1760 EAST EDINGER AVENUE - --500 FEET
1 "= 1000 FEET
P L A N N I N G A N D B U I L D I N G A G E N C Y
VICINITY MAP
EXHIBIT 1
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VAR 2015 -06
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E HIBIT 8
September 1, 2015
Engineers &Planers
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Subject: Revised Parking Demand Analysis
wmil0angincen.cmn
Proposed Planet Fitness at PacifiCenter
Santa Ana, California
Pasadona
(Vine
Dear Mr. V i I lafan a:
Sae piano
Woo land Hills
As requested, Linscoit, [..aw, & Greenspan, Engineers (LLG) is pleased to submit this
Revised Parking Demand Analysis associated with the proposed Planet Fitness at
PacifiCenter (herein referred to as Project). PacifiCenter is located generally south of
Edinger Avenue, east of [.,yon Avenue and west of Ritchey Street at 1720 — 1760
Edinger Avenue in the City of Santa Ana, California.
PacifiCenter is an existing retail center comprised of five (5) buildings with a total
floor area of 166,471 square -feet (SF) of floor area. The current tenant mix, which
occupies 141.074 SF, includes The Home Depot, an El Pollo fast -food restaurant
with drive -1111111, a Jack -in- the -Box fast -food restaurant with drive - through and an
1HOP restaurant. The remaining floor area at PacifiCenter consists of the 23,397 SF
former Staples retail building, which is proposed to be remodeled and occupied by a
health and fitness club.
Pursuant to the City of Santa Ana requirements, a parking study is required as part of
the occupation of 23,397 SF of vacant retail- designated floor area by Planet Fitness to
ensure that adequate parking is provided at PacifiCenter upon full occupancy of the
site. The parking analysis evaluates the retail center's parking requirements based on
the City of Santa Ana Municipal Code as well as the methodology outlined in the Philip Llnsaoli, PEnflrn mm)
I
Urban Land Institute's (ULI) Sllared Prn king, 2 nd Edition. Jeak R Graanepan, PE nes i
Wilharn A. Law, PE Iauu
NO W_ Wilkinson, PE
The study focuses on the following: John P Kaehng, PE
GaV,d S. Shender, PE
Calculates the Code —based parking requirements for PacifiCenter [lased on the Jahn p. Boa roran, PE
application of City Code parking ratios Clare M. Look- Jaeger, PE
Nichad E. Barrow, PE
Kull B. MaSany, PE
VAMAn ONaB GbI rwm1111J efi
Mr. Chase Villafana
September I, 2015
Page 2
Estimates parking demand through the application of the Shared Parking concept
Compares the estimated shared parking demand against the existing parking
supply, in order to identify any potential, operational surplus or deficiency in
parking spaces
Our method of analysis, findings, and recommendations are detailed in the following
sections of this report. Briefly, we find the following:
The existing parking supply on the site totals 860 spaces. However, with
proposed building access and landscape modifications, the site's parking
supply will be reduced by four (4) spaces for a total of 856 spaces.
A "code" calculation for full occupancy of the existing center with re-
occupancy of 23,397 SF of vacant retail with the proposed Planet Fitness
requires 1,268 spaces, resulting in a parking shortfall of 412 spaces.
A shared parking analysis using city code ratios along with ULI parking
profiles yields a peak parking demand of 775 spaces that when compared to
the 856 provided spaces results in a surplus 01'81 spaces.
PROJECT LOCATION AND DESCRIPTION
PacifiCenter is located generally south of Edinger Avenue, cast of Lyon Avenue and
west of Ritchey Street at 1720 — 1760 Edinger Avenue in the City of Santa Ana,
California. Figure I, located at the rear of this letter report, presents a Vicinity Map,
which illustrates the general location of the Project site in the context of the
surrounding street system. Figure 2 presents the existing aerial photograph of the site
that illustrates the existing buildings and parking areas, as well as the location of the
proposed Project.
PacifiCenter is an existing retail center with a total floor area of 166,471 square -feet
(SF) of retail and restaurant uses within five (5) buildings with tenant addresses of
1720 — 1760 Edinger Avenue. Of the total development, 143,074 SF is current
occupied. Table 1 -1, located at the end of this letter report, following the figures,
summarizes the existing land uses /tenants and associated floor areas for PacifiCenter.
A review of Table 1 -1 indicates that the occupied floor area consists of three (3)
eating establishments with a total floor area of 11,226 SF and 131,848 SF of retail.
31A -19
Mr. Chase Villafana
September 1, 2015
Page 3
The proposed Project includes the renovation of 23,397 SF of vacant retail floor area
to a health /fitness club to be occupied by Planet Fitness. Figure 3 presents the Planet
Fitness floor plan.
Based on a field assessment, the existing on -site parking supply for the PacifiCenter
totals 460 spaces. However, the Project is proposing to modify the parking layout to
accommodate a new building entry and enhanced landscaping and will provide 456
spaces. For detailed study purposes. the parking areas were divided into five (5) zones
as illustrated on Figure 4. Table I -2 provides a breakdown of the parking supply
provided within each zone, which are identified as Zones A through E in Table 1 -2.
PARKING SUPPLY- DEMAND ANALYSIS
This parking analysis for the PacifiCenter involves determining the expected parking
needs, based on the size and type of proposed development components, versus the
parking supply. Typically, there are two methods that can be used to estimate the
site's peak parking needs. These methods have been used in this analysis and
include:
Application of City code requirements (which typically treats each tenancy
type as a "stand alone" use at maximum demand).
Application of shared parking usage patterns by tine -of -day (which
recognizes that the parking demand for each tenancy type varies by time of
day and day of week). The shared parking analysis starts with a code
calculation for each tenancy type.
The shared parking methodology is concluded to be applicable to a development such
as the PacifiCenter because the individual land use types (i.e., retail, eating
establishments, fitness center, etc.) experience peak demands at different times of the
day.
CODE PARKING REQUIREMENTS
The code parking calculation for PacifiCenter with the proposed Project is based on
the City's requirements as outlined in Chapter 41 — Zoning, Article X(! Off- Sfreer
Parking of the City of Santa Ana Municipal Code. The City's Municipal Code
specifies the following parking requirements:
Restaurant, cafe, etc: ten (10) spaces per 1,000 SF of Gross Floor Area (,GFA).
31A-20
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Mr. Chase Villafana
September 1, 201.5
Page 4
u Retail stores and service uses: five (5) spaces per 1,000 SF of GFA.
Exercise gyms, spas, health clubs, etc: 1 space for each 28 SF of GFA devoted
to physical activity other than racquetball or handball (exclusive of locker
rooms, shower facilities, utility rooms, and ancillary public area) plus 2%
spaces for each racquetball and handball court.
Table 2 presents the existing code parking requirements for only occupied floor areas
at the center, then for the proposed Project, and then combined for the entire center.
As shown, direct application of City parking codes to the existing and proposed mix of
uses of PacifiCenter results in a total parking requirement of 1,268 parking spaces. Of
this total, the proposed Project would require 447 spaces based on application of the
City's parking code requirement for a health /fitness club use. With a parking supply of
856 spaces, a theoretical code shortfall of 412 spaces is indicated.
However, the specific tenancy mix of PacifiCenter provides an opportunity to share
parking spaces based on the utilization profile of each included land use component. The
following section calculates the parking requirements for PacifiCenter based on the
shared parking methodology approach.
Similar Mixed -Use Development Projects
Similar type mixed -use projects, which include a health /fitness club within a mixed -
use setting, include Gold's Gym at Metroplace and Planet Fitness at Floral Park
Promenade, both within Santa Ana, and Planet Fitness at Kmart Plaza in Costa Mesa.
The Gold's Gym at Metroplace occupies 42,700 SF of floor area within the existing
retail center that has a total floor area of 127,777 SF and a parking supply of 655
spaces. The mix of uses at Metroplace consists of retail, food use, health/fitness club,
financial services and a child care facility. LLG prepared the parking study for this
project in June 2011.
Planet Fitness at Floral Park Promenade occupies 18,600 SF of floor area within an
existing retail center that has a total floor area of 76,000 SF and a parking supply of
366 spaces. The mix ofuses at Floral Park Promenade consists of child care facility,
health /fitness club, service retail, medical /dental uses, office space, food /restaurant
uses and retail shops. LLG prepared the parking study for this project in September
2013.
Planet Fitness at Kmart Plaza occupies 16,440 SF of floor area within an existing
retail center that has a total floor area of 188,662 SF and a parking supply of 755
spaces. The mix of uses at Kmart Plaza of a retail space, health /fitness club, service
31A-23
Mr. Chase Villafana
September 1, 2015
Page 5
retail, medical /dental uses, office space and food /restaurant uses. I,I.G prepared the
parking study for this project in September 2014.
SHARED PARKING ANALYSIS
Shared Parking Methodology
Accumulated experience in parking demand characteristics indicates that a mixing of
land uses results in an overall parking need that is less than the sum of the individual
peals requirements for each land use. Due to the existing and proposed mixed -use
characteristics of PacifiCenter, opportunities to share parking now occur and can be
expected to continue with full occupancy. The objective of this shared parking-
analysis is to forecast the peal< parking requirements for the project based on the
combined demand patterns of different tenancy types at the site.
Shared parking calculations recognize that different uses often experience individual
peak parking demands at different times of day, or days of the week. When uses
share common parking footprints, the total number of spaces needed to support the
collective whole is determined by adding parking profiles (by time of day lot-
weekdays versus weekend days), rather than individual peak ratios as represented in
the City of Santa Ana Zoning Code. In that way, the shared parking approach starts
from the City's own code ratios and results in the "design level" parking supply needs
of site.
It should be noted that the "demand" results of the shared parking calculation are
intended to be used directly for comparison to site supply. No further adjustments or
contingency additions are needed because such contingencies are already built into
the peak parking ratios and time of day profiles used in the calculation.
There is an important common element between the traditional "code" and the shared
parking calculation methodologies; the peak parking ratios or "highpoint" for each
land use's parking profile typically equals the "code" parking ratio for that use. The
analytical procedures for shared parking analyses are well documented in the ,Shared
Parking 2 "`Edition publication by the Urban Land Institute (ULI).
Shared parking calculations for the analysis utilize hourly parking accumulations
developed from field studies of single developments in free- standing settings, where
travel by private auto is maximized. These characteristics permit the means for
calculating peak parking needs when land use types are combined. Further, the
31A-24
Mr. Chase Villaf-ana
September 1, 2015
Page 6
shared parking approach illustrates how, at other than peak parking demand times, an
increasing surplus of spaces will service the overall needs of the center.
Key inputs in the shared parking analysis for each land use include:
• Peak parking demand by land use for visitors and employees.
• Adjustrncnts for alternative modes- of transportation, if applieahle.
• Adjustment for internal capture (captive versus non - captive parking demand),
if applicable.
• Hourly variations of parking demand.
• Weekday versus weekend adjustment factors.
• Monthly adjustment factors to account for variations ofparking demand over
the year.
• City of Santa Ana Parking Ratios outlined in Chopler {I — Zoning, Artiele A'K
Off- Snreet Parking of the City of Santa Ana Municipal Code.
Please note that for this analysis, no monthly adjustment factors to account for variations
of parking demand over the year and no alternative modes of transportation or internal
capture adjustment factors were applied to provide a conservative parking demand
forecast.
Shared Parking Ratios and Profiles
The hourly parking demand profiles (expressed in percent of peak demand) utilized in
this analysis and applied to the PacifiCenter are based on profiles developed by the
Urban Land Institute (ULI) and published in Shared Parking, 2 "`r Edition. The ULI
publication presents hourly parking demand profiles for four (4) general land use
categories: retail, family restaurant, fast -food restaurant and fitness center. The UIJ
profiles of parking demand have been used directly, by land use type, in tine analysis
of this site and are applied to the City's applicable parking ratio, with the exception of
the fitness club /health club.
The ULI retail use. profiles are applied directly to the existing Home Depot. In doing
so, there is an intermediate step in expressing ULI profiles as a percentage of the
week -long peals, thus arriving at a weekday profile and weekend profile each
expressed as a percentage of the baseline parking ratio (ULI actually starts with
separate ratios for weekday and weekend day, and develops profiles for each
accordingly; we've found it more convenient to translate both profiles to a percent of
expected maximum demand, which, for retail, turns out to be on a Satm•day). The
resulting profiles represent the most likely hourly parking demand profile, and are
applied to the City's retail parking ratio of 5 spaces per 1000 SP of floor area. Peak
31A-25
Mr. Chase Villafana
September 1, 2015
Page 7
demand for retail uses occurs between 1:00 PM -2:00 PM on weekdays, and 2:00
PM -4:00 PM on weekends.
The ULI Shared Parking publication includes several categories for restaurants. For
this analysis, the parking profile for family restaurant and fast -food restaurant were
utilized as each of the categories match the current restaurant tenant mix at
PacifiCenter. As noted earlier, the mix of restaurants at the PacifiCenter would fall
into the following categories:
❑ 6,000 SF Family Restaurant (1HOP)
❑ 5,226 SF of Fast -Food Restaurant with Drive - Through floor area (Jack -in -the
Box and El Polio Loco)
Like the retail profiles, the family restaurant and fast -food restaurant profiles are
derived exactly from the LU baseline. The restaurant - parking ratio utilized in this
analysis is based on the City code rate of 10 spaces per 1000 SF of floor area.
According to the Shared Parkhag publication, a family restaurant use peak demand
occurs between 12:00 PM and 1:00 PM on weekdays and weekends. For fast -food
uses peak demand occurs between 12:00 PM and 2:00 PM on weekdays and
weekends.
The health club profiles were also directly derived from ULI. For health clubs, the
peak demand occurs between 6:00 PM - 7:00 PM on weekdays and 5:00 PM — 6:00
PM on weekends. For this study, an empirical ratio of 5.5 spaces per 1,000 SF was
applied to the proposed health club in order to account for the unique tripmaking and
parking characteristics of the health club that are not reflected in the City Code ratio.
Actual field studies that were previously conducted for 24 Hour Fitness, LA Fitness,
and Spectrum Club have resulted in empirical parking rates that are much lower than
city code ratios for health clubs.
LLG's prior field studies 'for LA Fitness and Spectrum Club concluded that larger
(greater than 30,000 SF), more "amenitized" health clubs have much lower parking
ratios compared to typical city code ratios. A review of floor plans of a currently
proposed 38,000 SF 24 -Hour Fitness as well as two existing facilities with floor areas
of 30,020 SF and 38,990 SF indicates that the ratio of "physical activity" space to
"ancillary floor area / space designated for amenities" varies for each fitness/health
club but is very similar to that of the proposed Planet Fitness health /fitness club, as
approximately 60 to 68 percent of the floor area is allocated for "physical activity"
while the remaining 32 to 40 percent of the floor area is occupied by locker rooms,
retail/reception area, storage, kids roan, office., circulation, etc.). Based on review of
31A-26
Mr. Chase Villafana
September 1, 2015
Page 8
the Planet Fitness floor plan, approximately 60 percent of the floor area (13,896 SF)
is designated for "physical activity ", while the remaining 40 percent (9,501 SF) is
allocated for ancillary uses (Le. locker rooms, storage /hallway, lobby, etc.). It is
noted that the approved Planet Fitness at Floral Park Promenade had approximately
61 percent of the floor area (1 1,404 SF) designated for "physical activity ", while the
remaining 39 percent (7,196 SF) was allocated for ancillary uses (i.e. locker rooms,
storage /hallway, lobby, etc.). The split for the Planet Fitness at Kmart Plaza is very
similar as well with 62 percent set aside for "physical activity- and 38 percent set
aside for ancillary uses. 'therefore, since the proposed split between actual fitness
area vs ancillary area are very similar to what was studied previously. including the
Planet Fitness at Floral Part< Promenade and at Kmart Plaza, LLG concludes that the
operational characteristics would function similar as well. Given the above, the use
of an empirical ratio of 5.5 spaces per 1,000 SF for health /fitness clubs is applicable
to the proposed Planet Fitness at PacitiCenter.
As can be seen from the following summary of peak parking rates (reflecting peak
parking conditions on a weekday), the empirical ratio of 5.5 spaces per 1,000 SF
applied to Planet Fitness in the shared parking calculations is appropriate, yet
conservative design -level ratio based on the likelihood that actual parking needs may
be lower than anticipated:
City Code:
LA Fitness Studies:
ITE Parking Generation:
2009 24 Flom Fitness Study:
(plus 17% contingency)
Spectrum Club Study
2009 24 Hour Fitness Study:
(for UFC Gym)
35.7 spaces per 1000 (or I space per 28 SF)
5.5 spaces per 1,000 SF F used in this study
5.27 spaces per 1,000 SF
5 spaces per 1,000 SF
4.50 spaces per 1,000 SF
4.28 spaces per 1,000 SF
Please note that the use of an empirical parking rate of 5.5 spaces per 1,000 SF is
considered conservative given the 4th Edition of Parking Generation, published by
the Institute of Transportation Engineers (1TE) [Washington, D.C., 2010] indicates
that the average peak parking demand for ITE; land Use: 492 Health /Fitness Club
amatrnts to 5.27 spaces per 1,000 SF.
Application of Shared Parldng Methodology
Tables 3 and 4 presents the weekday and weekend parking demand profiles for
PacifiCenter based on the shared parking methodology, assuming occupancy of
23,397 SF of vacant retail space with a health /fitness club to be occupied by Planed
Fitness.
31A-27
Mr. Chase Villafana
September 1, 2015
Page 9
Columns ( I ) through (4) of Tables 3 and 4 present the parking accumulation
characteristics and parking demand of PacifiCenter for the hours of 6:00 AM to
midnight. COILm1n (5) presents the expected joint -use parking demand for the entire site
on an hourly basis, while Column (6) summarizes the hourly parking surplus /deficiency
for the existing retail center compared to a shared parking supply of 856 spaces. Note
that the sizing (floor area) of each land use / tenant, and recommended parking rates are
included in the tabular headings of each type. Appendix A contains the weekday and
weekend day shared parking analysis calculation worksheets.
Based on our experience, the shared parking approach summarized in theses tables
are believed to be the most appropriate in evaluating the parking supply- demand
relationships for the PacifiCcnter with the proposed Project. The results in these
tables are the focus of this parking investigation and recommendations.
Shared Parking Analysis Results and Conclusions
Review of Table 3 indicates that the overall peak - parking requirement for the
PacifiCenter, assuming full occupancy and completion of the proposed Project,
during a weekday will occur at 6:00 PM with forecast peals demand of 775 spaces. On
a weekend day, the peals parking requirements for PacifiCenter with the proposed
Project will occur at 5:00 PM, when a parking demand of 775 spaces is forecast as
well (see Table 4).
Based on the existing shared parking supply of 856 spaces, a surplus of 81 spaces
would result during the weekday and weekend peal: hours.
Figures 5 and 6 graphically illustrate the weekday and weekend hourly parking
demand forecast for the Project, respectively. Each land use component and its
corresponding hourly Shared Parking demand for various mixes of uses, which were
presented in Tables 3 and 4, are depicted in these two figures relative to a shared
parking supply of 856 spaces. A review of these figures indicate that the retails
center's available parking supply of 856 spaces will adequately accommodate the
PacifiCenter' s weekday and weekend hourly shared parking demand of all existing
and future uses, including the proposed Project, for all morning, midday, afternoon
and evening hoes.
Given these results, we conclude that there is adequate parking on site to accommodate
the proposed occupancy of 23,397 SP of vacant floor area at PacifiCenter with the
proposed Planet Fitness health club.
31A-28
Mr. Chase Villafana
September I, 2015
Page 10
SUMMARY OF FINDINGS AND CONCLUSIONS
PacifiCenter is an existing 166,471 square -foot (SF) retail center located in Santa
Ana, California and has a proposed parking supply of 856 spaces. At the time of
our parking demand field study, the center had a current occupancy of 143,074
SF and a vacancy of 23,397 SF. The current mix of uses /tenants has been re-
confirmed by PF Cali LLC.
2. This parking demand analysis evaluates the existing tenancy condition as well as
with full occupancy of the center and a proposed Planet Fitness health /fitness
Club within 21397 SF of vacant retail- designated floor area
3. Direct application of City parking codes to the existing mix of uses at PacifiCenter
and the proposed Project results in a total parking requirement of 1,268 parking
spaces. With a tirture parking supply of 856 spaces, a code shortfall of 412 spaces
is calculated.
4. Given the mix of center tenancies, a shared parking analysis has been prepared and
indicates that the proposed parking supply at PacifiCenter will be sufficient to meet
the projected peak parking demands of existing mix of uses and the proposed
health /fitness club. The weekday and weekend scenario results in a minimum
surplus of 81 spaces.
We appreciate the opportunity to prepare this analysis for Planet fitness at
PacifiCenter. Should you have any questions or need additional assistance, please do
not hesitate to call Shane Green or me at (949) 825 -6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Richard E. Barreiro, P.E.
Principal
cc: Shane S. Green, P.E., Transportation Engineer Ill
Attachments
31A-29
TABLE 1.1
EXISTING AND PROPOSED TENANTILAND USE SLIMMARYI
PLANET FITNESS AT PACIFICENTER
Address
Tenant
Land Ilse
Building Size (SF)
1720 Edinger Avenue
El Polio Loco
Eating Establishment
2,588 SF
1730 Edinger Avenue
,lack in the Box
Eating Establishment
2,638 SF
1740 Edinger Avenue
International House of Pancal.es (IHOP)
Eating Establishment
6,000 SF
1750 Edinger Avenue
The Home Depot
Retail
131,848 SF
1760 6'dinger Avenue
Proposed Planet Fimes,s
Nea/l/I Chrb
23,397 SP
Summar v:
Total Occupied Eating Establishment Square Footage
11,226 SF
Total Occupied Retail Square Footage
131,848 SF
Total Vacant Proposed Health Club Square Footage
23,397 SF
TOTAL SITE SQUARE. FOOTAGE
166,471 SF
Source: PF Cali LLC as of December 2014.
The Hoare Depot consists of 107,920 SF fbr the building and 23,928 for the garden center for a combined total of
131,848 SF.
31A-30
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31A-31
31A-32
TABLE 1.2
SUMMARY OF EXISTING PARKING SUPPLY3
PLANET FITNESS AT PACIFICENTER
' Based on field inventory conducted by LLG in December 2014.
4 Include three (3) spaces that are temporarily inaccessible due to a donation box located within the existing parking
stall.
s Include nine (9) spaces that are temporarily inaccessible and used as storage.
Include one ( I ) space that are temporarily inaccessible due to a donation box located within the existing parking stall.
' Due to entry way to the proposed Planet Fitness and landscaping needs, the proposed parking supply for Zone G
would total 130 spaces. This will result in a future parking supply of 856 spaces for the entire Center.
s Spaces were taken off -line due to temporary storage areas and donation drop box locations resulting in an effective
parking supply of 847. However, these spaces are considered temporary; therefore, they are counted towards the
overall parking supply for the center.
31A-33
Type of Parking Space
Pro / Contractor
Zone
Standard
Handicap
Only
Trailer Only
Total
A
89
2
--
--
91
B
2654
12
--
--
277
C
188
10
12
4
214
D
1425
2
--
--
144
E
1346
--
--
--
1347
Total
1 814
26
13
4
8608
' Based on field inventory conducted by LLG in December 2014.
4 Include three (3) spaces that are temporarily inaccessible due to a donation box located within the existing parking
stall.
s Include nine (9) spaces that are temporarily inaccessible and used as storage.
Include one ( I ) space that are temporarily inaccessible due to a donation box located within the existing parking stall.
' Due to entry way to the proposed Planet Fitness and landscaping needs, the proposed parking supply for Zone G
would total 130 spaces. This will result in a future parking supply of 856 spaces for the entire Center.
s Spaces were taken off -line due to temporary storage areas and donation drop box locations resulting in an effective
parking supply of 847. However, these spaces are considered temporary; therefore, they are counted towards the
overall parking supply for the center.
31A-33
TABLE 2
CITY CODE PARKING REQUIREMENT
PLANET FITNESS AT PACIFICENTER
' Sow ec: Ciro of kolm Ana Municipal Code, Chapter 47 — 7oning Aivicle AT 011- -Streel Parking.
10 Floor area represcnts the amowri ofsquare- Ibotage provided in the health club that is devoted to physical activity. Based on
information provided by Urban Planning Concept. 13.896 sf of the total building square- footage (i.e. 14ee weights, aerobic. spin.
etc_.) is devoted to physical activity. The remaining 9,501 q excludes locker rooms and other ancillary public areas.
31A-34
City of Santa Ana
Spaces
Land Use
Size
Code Parking Ratio"
Required
Existing Tenant Adis
❑ Eating Establishments
11,226 SF
10 spaces per 1,000 SF of'GFA.
112
❑ Retail
131,848 SF
5 spaces per 1,000 SF of CFA.
659
1'aceml Sniles /Proposed Proiecl
❑ Proposed Planet Fitness
13 896 SF 7o
'
I space per 28 SF of GFA plus 2.5 spaces
497
health /fitness club
for each racquetball /handball court
TOTAL:
1,268
A. TOTAL OCCUPIED PARKING CODE REQUIREMENT
771
B.
TOTAL.., VACANT /PROPOSED PARKING CODE REQUIREMENT
497
C. TOTAL PARKING CODE REQUIREMENT BASED ON FULL OCCUPANCY
1,268
D. TOTAL EXISTING PARKING SUPPLY
856
E. PARKING SURPLUS /DEFICIENCY ( + / -) BASED ON FULL OCCUPANCY (D — C)
-472
' Sow ec: Ciro of kolm Ana Municipal Code, Chapter 47 — 7oning Aivicle AT 011- -Streel Parking.
10 Floor area represcnts the amowri ofsquare- Ibotage provided in the health club that is devoted to physical activity. Based on
information provided by Urban Planning Concept. 13.896 sf of the total building square- footage (i.e. 14ee weights, aerobic. spin.
etc_.) is devoted to physical activity. The remaining 9,501 q excludes locker rooms and other ancillary public areas.
31A-34
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LS 9.28.15
RESOLUTION NO. 2015 -33
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2015 -06 AS CONDITIONED TO REDUCE THE REQUIRED
PARKING FOR THE PROPERTY LOCATED AT 1760 EAST
EDINGER AVENUE
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Applicant is requesting approval of Variance No. 2015 -06 to reduce the
required parking standards for a health club within the PacificCenter retail
center located at 1760 East Edinger Avenue.
B. Variance No. 2015 -06 came before the Planning Commission of the City
of Santa Ana for a duly noticed public hearing on September 28, 2015, to
consider all testimony, written and oral.
C. Variance No. 2015 -06 has been filed with the City of Santa Ana seeking to
reduce the required parking standards set by Santa Ana Municipal Code
section 41 -1375.
D. Santa Ana Municipal Code Section 41 -638 authorizes the Planning
Commission to grant a variance upon making certain findings:
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 size,
shape and location. The proposed use will be located within a
built -out commercial center on Edinger Avenue that is a major
transportation corridor and surrounded by commercial, office
and light industrial uses. Due to its location, there is no
feasible option to providing additional parking the Santa Ana
Municipal Code requires for a health club. The number of on-
site parking spaces will be sufficient as identified in the parking
analysis for the project, which has determined that a surplus of
Resolution No. 2015 -33
31A-37 Page 1 of 6
parking will be provided for the project given the dynamic of
shared parking on -site. As a result, the parking variance will
allow the applicant the ability to use the property in a manner
that is consistent with similar surrounding commercial
community serving uses.
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 lease the building to a use that will contribute to
identifying the site as an economically viable development.
The tenant space that is the subject of this application
accommodated an office supply retail tenant that was not
successful in remaining viable. The granting of the variance
will allow a new type of commercial use to establish itself in
the existing commercial center, contributing to the overall
success of the PacificCenter commercial integrated
development.
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 materially detrimental
to the public or surrounding properties as the building and
site have been designed to comply with all applicable
development standards. As communicated in the parking
analysis for the project, the site will have sufficient parking to
accommodate the various uses during the peak parking
hours on both weekdays and weekends. Therefore, the
reduction in parking will not be detrimental to the
surrounding community as it will not result in parking impacts
affecting adjacent commercial, office or industrial
neighborhoods. Further, the granting of the variance will
allow the property owner to fill a long- vacant tenant space,
contributing to the vitality and success of the existing
commercial center. Finally, conditions have been placed to
ensure that the site be in compliance with development
standards applicable to the property, including providing bike
parking facilities and drought tolerant landscape for new
landscape planters at the project entry.
Resolution No. 2015 -33
31A-38 Page 2 of 6
4. That the granting of a variance will not adversely affect the General
Plan of the City.
The proposed use will not adversely affect the General Plan,
but rather support its goals. Goal 1 of the Land Use Element
encourages uses that promote a balance of land uses that
address basic community needs. The project is in
compliance with the Specific Development No. 69 zoning
district and addresses the public interest of having more
fitness centers to serve their needs and promote wellness.
The project site has been upgraded to comply with all
applicable development standards. Goal 2 encourages uses
that enhance the City's economic and fiscal viability. After
being vacant for a number of years, the project's occupation
in the building will benefit the economic viability of the area.
Finally, Policy 5.5 of the Land Use Element encourages
development that is compatible with and supporting of
surrounding land uses. Planet Fitness will be located in a
commercial center and its operation will be compatible with
the surrounding commercial, office and industrial businesses
and their operations. The fitness center will also provide
services to local business employees that promote wellness.
E. In accordance with the California Environmental Quality Act, the proposed
project is exempt from further review pursuant to Section 15301(1), which
is a categorical exemption applying to projects which consists of exterior
modification and re- tenanting of an existing building involving negligible or
no expansion of an existing use. In addition, the structure is already served
by municipal services, such as roadway and utilities. Categorical Exemption
Environmental Review No. 2015 -35 will be filed for this project.
Section 2. The Planning Commission, after conducting the public hearing, hereby
approves Variance No. 2015 -06 as conditioned in Exhibit "A" attached hereto and
incorporated herein, to reduce the required parking standards for a health club within the
PacificCenter retail center located at 1760 East Edinger Avenue. 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 September 28, 2015, and
exhibits attached thereto; and the public written or oral testimony, all of which are
incorporated herein by this reference.
Resolution No. 2015 -33
31A-39 Page 3 of 6
ADOPTED this 28th day of September, 2015.
AYES: Commissioners: Bacerra, Bauer, Gartner, Mill, Nalle, Verino (6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Alderete (1)
ABSTENTIONS: Commissioners: None (0)
James Gartner
Chairman
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
Bv:
Lisa Storck
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify
the attached Resolution No. 2015 -33 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on September 28, 2015.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2015 -33
31A-40 Page 4 of 6
EXHIBIT A
Conditions of Approval
Variance No. 2015 -06 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the California Building Standards Code and all other
applicable regulations.
The applicant must comply 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. Plannino Division
1. All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2015 -15 and the staff report exhibits.
2. Any amendment to this variance must be submitted to the Planning
Division and Police Department for review. At that time, staff will
determine if administrative relief is available or the variance must be
amended.
3. Covenants, Conditions, and Restrictions (CC &R's) for reciprocal parking and
common access with adjacent property are to be maintained in perpetuity.
4. Prior to final certificate of occupancy, bicycle parking (eight short -term
spaces and tvve four long -term locker spaces) shall be installed per
approved site plan. Any modifications to the bike lockers overtime will
require the approval of the Planning Manager.
(Added by the Planning Commission on September 28, 2015.)
5. Prior to submittal into building plan check, submit a landscape plan that
reflects the installation of drought tolerant landscaping and water efficient
irrigation to be provided within new landscape planters.
B. Police Department
Existing tenant space and required parking must conform to the provisions
of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code
(Building Security Ordinance). These code conditions will require that the
existing project's lighting, door /window locking devices and addressing be
upgraded to current code standards.
Resolution No. 2015 -33
31A-41 Page 5 of 6
2. Provide a Closed Circuit Television System approved by the Police
Department and capable of viewing and recording events at both the front
and rear parking areas with monitoring capability from management
offices at the facility. Provide a tape or disc storage library of recorded
cameras kept for a minimum of 60 days.
Resolution No. 2015 -33
31A-42 Page 6 of 6