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HomeMy WebLinkAbout02 PC REPORT CUP 2016-04 JOINT USEG�TYo.A AGENDA R �Uss�fi MEETING DATE: MARCH 22, 2016 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2016-04 PROPERTY TUSTIN CORPORATE CENTER, LLC.. OWNER: 2552 WALNUT AVENUE, SUITE 230 TUSTIN, CA 92780 APPLICANT: MICHAEL C. COREY WELLNESS STOP 14471 CHAMBERS ROAD, SUITE 105 TUSTIN, CA 92780 LOCATION: 2552 WALNUT AVENUE, SUITE 145 GENERAL PLAN: PCCB (PLANNED COMMUNITY COMM ERCIALBUSINESS) ZONING: PC COM (PLANNED COMMUNITY COMMERCIAL) ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) STATUS: PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: CONDITIONAL USE PERMIT TO AUTHORIZE JOINT -USE PARKING FOR A CHIROPRACTIC OFFICE AT AN EXISTING CONDOMINIUM OFFICE COMPLEX Planning Commission March 22, 2016 CUP 2016-04 Page 2 RECOMMENDATION That the Planning Commission adopt Resolution No. 4311 approving Conditional Use Permit (CUP) 2016-04 to authorize joint -use parking for a chiropractic office at an existing condominium office complex located at 2552 Walnut Avenue. APPROVAL. AUTHORITY The subject property is located within the Planned Community Commercial (PC COM) zoning district and the PC Commercial/Business (PCCB) land use designation. Pursuant to the Tustin City Code (TCC) Section 9264, with the approval of a CUP, parking facilities may be used jointly for nonresidential uses with different peak hours of operation, The Planning Commission approval of a CUP is required for parking areas serving structures totaling more than thirty thousand (30,000) square feet. BACKGROUND The proposed chiropractic office would be located in an existing building at the southwest corner of Walnut Avenue and Franklin Avenue. The 2.176 acre site was converted from an office building to a condominium office with 123 parking spaces in 2006. Over time, five (5) parking spaces were eliminated due to ADA improvements. The 33,669 square foot, two-story building and 118 remaining parking spaces, including interior and minor exterior modifications made to the building, are intact on the site. As discussed in more detail below, a reduction in parking is authorized by TCC when accessible parking is provided. The project site is adjacent to commercial offices to the northeast (across Walnut Avenue) and south (across Franklin Avenue), and commercial services and a restaurant to the southwest. Figure 1: Aerial Planning Commission March 22, 2016 CUP 2016-04 Page 3 DISCUSSION Project Description The proposed chiropractic office would operate between the hours of 8:30 a.m. and 12:00 p.m. and 3:00 p.m. to 6:00 p.m., Monday through Thursday. The applicant would operate his chiropractic office in Suite 145, a 2,225 square -foot tenant space which was lawfully created in 2008 (Figure 1). The applicant, a sole practitioner, indicates that he would treat: only one (1) patient at a time. He currently employs two (2) part-time nurse/receptionist employees who work approximately one-half day each. r = C Figure 1: Suite 145 Floor Plan Joint -Use Parking In 2006, when the property was converted to the office condominium complex, the existing 123 parking spaces were found to be adequate to meet the parking demand for the eleven (11) office suites proposed at the time. In 2008, a tenant improvement divided Suite 110 into two (2) suites, creating Suite 145, which is the underlying subject of this CUP. Pursuant to TCC, a total of 132 spaces would be required to accommodate the proposed medical office and other related office uses within the building. Since .only 118 are currently available onsite, the applicant is proposing to use the parking spaces jointly based upon a parking availability analysis. j Y r E rdrr Suite 145 2M OF r = C Figure 1: Suite 145 Floor Plan Joint -Use Parking In 2006, when the property was converted to the office condominium complex, the existing 123 parking spaces were found to be adequate to meet the parking demand for the eleven (11) office suites proposed at the time. In 2008, a tenant improvement divided Suite 110 into two (2) suites, creating Suite 145, which is the underlying subject of this CUP. Pursuant to TCC, a total of 132 spaces would be required to accommodate the proposed medical office and other related office uses within the building. Since .only 118 are currently available onsite, the applicant is proposing to use the parking spaces jointly based upon a parking availability analysis. Planning Commission March 22, 2016 CUP 2016-04 Page 4 The site plan (Figure 2 below) reflects the parking layout with 118 Onsite parking spaces. The reduction in parking is permissible pursuant to TCC Section 9264c when meeting required accessibility standards, as is the case herein. —_ CONDOMINIUM PLAN PARCEL 4, PARCEL MAP 2005-240 BOUNDARY MAP & UNIT LOCATION 1STFLOOR I� r it - N 371q'IY ( 11500' � ) r � � A if d ' r 11loll lI c� a i 111 {� 141 �� � �° • '�° POIC CW MO f� NMUiGTES NU110EER Cf R1Akkr0 SAACER Ut SW -V 1 or 12 roR tE4k DESCMPTION SUITE 145 f a 9 a WP K 1 E PARCEL 1NIND. M- 140 AVO 1 PgEf11a L01 m . um 10 Ila W 100 wn 120 ' rr u►n 1 3D Wd 140 UNT 110 elf - T N 071'1f r I". FRANKLIN AVENUE N iflrj'' I jlD.00- �II r'C COREY OFFICE RELOCATION �a Imo• Walnut Avenue Parking Lot CITY OF TUSTIN EXHIBIT 4 Figure 2: Site Plan Planning Commission March 22, 2016 CUP 2016-04 Page 5 The applicant submitted a parking availability analysis conducted by Hartzog & Crabill, Inc. (Attachment D). The study finds that over a two-day period during the work week, an average of 50 to 60 spaces are available during the chiropractic office's hours of operation and further, that the minimum number of spaces available for parking during the survey period was 25, which occurred during the lunch hour when the applicant's office would not treat patients. Overall, the parking demand for the applicant's use would be 4-5 vehicles at any given time during operating hours versus available parking of 45 to 56 remaining vacant parking spaces. The City's Traffic Engineer has reviewed and accepted the parking availability analysis for methodology and accuracy and that based on the hours of operation, and number of employees and patients, the site would be adequately parked for the medical use as proposed. The City Traffic Engineer recommends that the project be approved with a condition that if the City receives complaints regarding parking at the site, the joint -use parking would be reevaluated. In addition, staff recommends a condition of approval that would allow the Director of Community Development to evaluate and approve minor changes in the operation of the business, such as the addition of employees or a change in hours, if such modifications are consistent with the TCC and the parking availability analysis. ANALYSIS In determining whether to approve the CUP, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request may be supported by the following findings: 1. A Parking Availability Analysis dated February 29, 2016, was prepared by a licensed traffic engineer (Bemie W.. Dennis of Hartzog Crabill, Inc.) in accordance with TCC Section 9264. 2. The Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That the project site was converted to a condominium office complex with 123 parking spaces in 2006. As a result of the addition of accessible parking spaces, the site currently has 118 parking spaces. The reduction of parking spaces due to provision of accessible parking spaces is permitted pursuant to TCC 9264c. Planning Commission March 22, 2016 CUP 2016-04 Page 6 4. That pursuant to TCC 9263, the current and proposed chiropractic medical office uses at the site would require 132 parking spaces to accommodate all uses. A parking demand analysis determined a peak use of 93 spaces. Therefore, the Parking Availability Analysis finds that adequate parking is available and no substantial conflict will exist in the peak hours of parking demand for the condominium office complex for the proposed uses. 5. That all of the on-site parking spaces are designated for joint use and are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic based on the availability of parking in that sufficient parking would be available on-site. Elaine Dove Elizabeth A. Binsack - Senior Planner Community Development Director Attachments; A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Submitted Parking Availability Analysis E. Resolution No. 4311 ATTACHMENT A LOCATION MAP LOCATION MAP 2552 Walnut Avenue 41, 300? PROJECT SITE 14 ? ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT (CUP) 2016-04 2. LOCATION: SOUTHWEST CORNER OF WALNUT AVENUE AND FRANKLIN AVENUE. 3. ADDRESS: 2552 WALNUT AVENUE 4. LOT: TRACT 12138, LOT 16. APN: 432-491-32 6. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: TPM 2005-240 7. SURROUNDING LAND USES: NORTH: INDUSTRIAL SOUTH: INDUSTRIAL EAST: INDUSTRIAL WEST: RESIDENTIAL 8. SURROUNDING ZONING DESIGNATION: NORTH: PLANNED- COMMUNITY INDUSTRIAL (PC IND) SOUTH: PLANNED COMMUNITY INDUSTRIAL (PC IND) EAST: PLANNED COMMUNITY INDUSTRIAL (PC IND) WEST: PLANNED COMMUNITY COMMUNITY (PC COM) 9. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: PLANNED COMMUNITY COMMERCIAUBUSINESS SOUTH: PLANNED COMMUNITY COMMERCIAUBUSINESS EAST: PLANNED COMMUNITY COMMERCIAUBUSINESS WEST: PLANNED COMMUNITY COMMERCIAL/BUSINESS 10. SITE LAND USE: A. EXISTING: CONDOMINIUM OFFICE COMPLEX PROPOSED: SAME B. GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL BUSINESS: PROPOSED: SAME C. ZONING: PLANNED COMMUNITY COMMERCIAL (PC COM) PROPOSED: SAME DEVELOPMENT FACTS: NO DEVELOPMENT PROPOSED 11. LOT AREA: 94,786.56 S.F. 2.176 ACRES 12. PARKING: • OFFICE USE: 123 REQUIRED PER TPM 2005-240 EXISTING: 118 ATTACHMENT C SUBMITTED PLANS or Lease - 2,225 SF Office 2552 Walnut Avenue Suite 1-45, Tustin, CA 2 Private Offices • Large Conference Room • Large Open Area • 4:1000 Parking • Amenities nearby Mike Massaro Mohr Partners, Inc. (949) 221-0398 michael.massaro@mohrpartners .com L" COW RECEPT. et, te-r;1®•: 0MCE F4ti17`t 1�'sl2'f s DRE License # 00941789 TM M�C�H1� P A R T N E R S The information contained herein has been obtained from sources we deem reliable, we have not verified it and therefore make no guaranty, warranty, or representation concerning its accuracy or completeness. Any prospective tenant should conduct its own independent investigation including, but not limited to, legal and financial evaluations, etc. Ea`( � 1 — E 6RUltl/ ICOPE � — !EU Suite 145 L- 2,225 RSF 0MCE F4ti17`t 1�'sl2'f s DRE License # 00941789 TM M�C�H1� P A R T N E R S The information contained herein has been obtained from sources we deem reliable, we have not verified it and therefore make no guaranty, warranty, or representation concerning its accuracy or completeness. Any prospective tenant should conduct its own independent investigation including, but not limited to, legal and financial evaluations, etc. Ea`( � CONDOMINIUM PLAI PARCEL i, PARCSL MAP 2 13OUNDARY MAP & UNIT LOCATION IIT FLOOR. . N 5Y19Y "111�1091' 11 >�I Ig��I� 21 SME IN FEE7 NOTE: 1 Inch m 00 fl. 1 tQ INDICAMS NUMf3EI@ or PARKING SPACES SEE SFICET I OF 12 MR LEGAL OESCRIMON $ PAKEI AIM NO, 2005-240 AWK-1 PMlONO LOT UNIT 140 k YA °UUl1UUI 1 - Ila r i UNI7 100 UNIT ISO I 1111 140 I UNIT 130 nyww :t FRANKLIN AVENUE UNIT 120 HARTZOG& COREY OFFICE RELOCATION G CRABILL,Inc. Walnut Avenue Parking Lot G CITY OF TUSTIN EXHIBIT 4 RM o -0W&lM iWnMCAna+.ft ATTACHMENT D SUBMITTED PARKING AVAILABILITY ANALYSIS HARTZOG CRABILL, Inc Trammell Hartzog President Jerry Crabill P.F., Retired Gerald ). Stock, P.E., T.E. f?xecutive Vice President 17852 E. 1711 Street Suite 101 Tustin, California 92780 Phone: (714) 731-9455 Fax: (714) 731-9498 www.hartzog-crabill.com February 29, 2016 Dr. Michael Corey, D.C., B.C.LM. 14171 Chambers Road, Suite 105 Tustin. CA 92780 Subject: Corey Office Relocation Dear Dr. Corey: Attached. per wour request of January 15, 2016, is the Parking Availability Analysis for 2552 Walnut Avenue, Tustin, California 92780. The study Findings indicate that the patient and medical staff parking requirements associated kith dour office relocation to the Walnlll ;\venue site can he readily accommodated throo-h the use of existiiz`a. unused parking spaces in that site's parking lot. The stud% fur-thcr substantiatcs that the Igor (4) )parking space deficit noted by the ('0 of Tustin will not result in a e impact to the Walnut Avenue parkin,, I';acilities. We sincerely appreciate the opportunity to have assisted you in the resolution ot, this istiue. 1f you ha%c questions ret-)ardin- this or anv° future traffic, tran,poi-tatiou or parking matter. p1CJ,e do ni)t hesltatc to Cwlt,lct our office at (714) 73) 1 -9455. Sincerely, HARTZOG & CRABILL, INC. 2 VT Bernie W. Dennis, P.E. Senior Traffic Engineer Consulting Trak Engineers to Government Agencies Cc HARTZOG & C CRABILL,Inc. l�chruarl 211. Hi 0 cc Dr. Michsel ('os-c%. O.C., B.C.I.M. Trammell Hartzog 14471 Cli,-im ger, Road, Suite 105 President Tustin, CA 927130 Jerry Crabill P.E, Retired Subject: Corey Office Relocation Gerald J. Stock, P.E., T.E. Parking Analysis Executive Vice President 17852 E. 17Lh street Dear Dr. Corey: Suitt lUl Tustin, California 92780 Pursuant to your request of January 15, 2016. Hartzog & Crabill, Inc., Traf'tic and Transportation Engineers. (11C 1) have conducted a Parking Phone: (71 fl 731-9455 Analysis at the location of %OHI' pre;cnt 0171rc ut 14471 Chambers Road, Fax (71't)7:i1-`498 Tustin, Calif'Ornia 92780 and at 2552 Walnut Avenue, Tustin, California www.1mazog-crabill.com 92780, the site of your anticipated offiice relocation. Both locations are shown on attached Exhibit 2. Following is the background leading to the request for the parking anai� pis. the study methodology, the study findings and resultant conclusions. BACKGROUND Dr. Corey is interested in relocating his Chiropractic practice from its current location on Chambers Road to the Walnut Avenue site. During his due diligence process, he N% a,, ad\ ised by the City of Tustin that the Walnut Avenue site is. cumulative l%. I'OUI- (4) parkin spaces short of meeting the City's parking requirement IM— a Chiropractic practice; and, that a Conditional Use Permit accompanied by a parking analysis determining the Walnut A�cnrre site's ahility to accomnuodate the Chiropractic practice's parking deniand would he nece,,X-. I-Or Cit\ approval of' the relocation. STUDY NIF THODOLOGY The stud% Methodology for this analysis requires three (3) components; estahlishiw+,- the parking demand asst-,ciated xvith the Chiropractic practice, determinin-1 the characteristics of the Walnut Avenue site's parking facility in respect to time and availability of parking spaces. and comparing the p4Ir-kin; Dr. Michael Corey, D.C., B.C.I.M. February 29, 2016 Page 2 of 3 Parking Demand — As the Chambers Road site parking facilities serve a multi -tenant building, HCI staff could not visually associate a parked vehicle with a particular suite. Instead of observation, patient parking demand and duration was determined by use of a simple questionnaire administered by Dr. Corey's office staff, which identified each patient, their arrival and departure times, mode of transportation, and where they parked. A similar format was used for the Doctor and office staff. Parking Demand information was obtained on January 26th and 27a', 2016, between 8:00 AM and 6:00 PM, and is attached as Exhibit 3(a -d). Factors associated with the parking demand include: Dr. Corey's office hours are Monday, Tuesday, Wednesday and Thursday from 8:30 AM to I2:00 PM and 3:00 PM to 6:00 PM. Some patient treatment may extend past 12:00 PM but patients are not scheduled between the 12:00 PM and 3:00 PM time period. • Dr. Corey is the only physician in the practice. He has two half time nurse/receptionists, each working, generally, a half day. Parking Availability — A parking lot plan denoting those spaces allocated to the Walnut Avenue site was provided to HCI. HCI checked the parking Iot plan for accuracy and found that the actual number of existing spaces allocated to the Walnut Avenue site was 118 and not the 120 indicated on the plan. 118 spaces was established as the base available parking. The corrected site parking plan is shown by attached Exhibit 4. An hourly parking space occupancy/vacancy survey was conducted by HCI staff between 8:00 AM and 6:00 PM on January 26d' and January 27d`, 2016. As noted, this survey was conducted concurrently with the patient/employee parking demand analysis. An example of a completed survey sheet is attached as Exhibit 5. FINDINGS Results of the Demand and Availability analysis were compiled and are shown graphically by attached Exhibits 6(a -b). For each of the two day survey periods, the Exhibits show: The total number of parking spaces. allocated to the Walnut Avenue site less those spaces occupied by tenants or visitors indicates that an average of 50 spaces to 60 spaces would be available for use by Dr. Corey's patients and staff on an average day. The minimum number of spaces available during the 24 hour course of the survey was 25 (1/27/16 12:00 — 1:00 PM). HCI survey staff believes that the reduced number of spaces during this time period and on the previous day may be resultant of "parking poaching" by the adjacent fast food restaurants. I)r. %Iichacl Cot'Q\, D.C.. B.C.I.M. 1 29.'r! 16 Pa,.te i of 3 As the 1�:tlnut ;�Ncntre oflsce building; was fully occupied at the time of the survey a Vacancy l acts r »as IIA applied #scc I'Ahibit 7). • The potential lnipiict of Dr. C rc.'s l,racticc on the Walnut .-1Nenuk itc`s parkin`` was deterrnineLl h' dCcluctill! the PI'U�tik 4C", c:0111hiTIC(l patient and stall 1�,7:��.inL,_ as d:tcrmined 1'rorn tite rC1'erenecd patient staff yucstiIIuutires- ITom the rar 7:rinin 1}.rrLir iw M:61ahle in the parkln,_� lot abler stthtractinQ the current tenant and As shortn by I-Ahihit 6i,, -b). on I)r. Cord's patient staI'I' parkin-_,, d.'iii wd I - ; vehicles %rhile, com:urrently, there were 45 — 50 meant spaces remainin iii the site-,� parkin = lot. As shown on l 011,it6(h1. the maximum patient asci statl'�l�arkin�r deniand ofseven (7)'`chicles occurred durin(_1 the 11:00 -A M —I _' t00 PM and 4:00 —5:00 I'M sur~ e� period on Januar~ '71h Dui -{ng the same period thet-c %v crc 4' and ;1 v acant spaces rell1ainin'in the lot. CONCLUSION B,ised on the findings of the Parking Analysis, it is IIC-I .t:tll`s opinion that the patient and staff parl:inc rcLluircmtnt associated .\ith the relo ittion of I)r. Michael. Corey's Chiropractic practice to 255, 11 ulrtut :'1v entre, Tustin. Califonila 1127(W, can I,c acc011111zr'dated through the use of c\isdn,_,. unu,,e:d p;u-ki110 pittcs. JTIJ its slimkii by the stud% the IOw- (4) parl,iru siall kkl cit ill not result in a ncL!.ok e impact to that site', p,rrhinv! facilities. 11 c appreciate the opportunity to prcp.tre this par4.irt areal% sis fir the pi'opk)�cd Corey Office Relocation, If you have any questions. please contact r» 9tt t 7141 7-', `incerelti, I I ARTZOG & CRABILL, INC. Bernie W. Dennis, P.E. Senior Traffic Engineer PARKING DEMAND ANALYSIS OFFICE OF DR. MICHAEL COREY PATIENTS 14471 CHAMBERS RD " SUITE 105' TUSTIN, CALIFORNIA Survey Rate 121r 2�I I� PATIENT EACH ARRIVAL -DEPARTURE TRANSPORTATION TO WORK PARKED No. TIME IN / TIME OUT CAR BUS UBER/TAXI OTHER IN LOT OTHER (no name) =��M lummmm ME ���Nmmmm� �mlpm EINEEM ���mmmm Am MAIN NOME110 Mel EMEMEM ��lldffim ONE= AlE ONNONEIN 01101 Emmmm m ONES EMENIENEENNEWa C HARTZoG & COREY OFFICE RELOCATION G CRABILL,Inc, Patient Parking Questionnaire CITY 4F TUSTIN EXHIBIT 3a Fl�F_- EX_V_C0WY0FnC8WL0CAr0N.ftq PARKING DEMAND ANALYSIS OFFICE OF DR. MICHAEL COREY PATIENTS 14471 CHAMBERS RD • SUITE 1075 * (TUSTIN, CALIFORNIA Survey Hate G7 ! PATIENT EACH ARRIVAL -DEPARTURE TRANSPORTATION TO WORK PARKED No. TIME IN / TIME OUT CAR BUS UBER/TAXI OTHER IN LOT OTHER (no name) HARTZOG & COREY OFFICE RELOCATION C. CRABILL,Inc, Patient Parking Questionnaire CITY OF TUSTIN EXHIBIT 3b nUa 00AzC0f&-rc MC8? 0CAndv.a.y !V C 2. q �/ `I l.� 3. 22 4. )2_0 10 q ,- ` 6. I 30o 7. (j r il .43 .. 10.TS. 12. qa�- 23. 14. V 15. 16. 17. HARTZOG & COREY OFFICE RELOCATION C. CRABILL,Inc, Patient Parking Questionnaire CITY OF TUSTIN EXHIBIT 3b nUa 00AzC0f&-rc MC8? 0CAndv.a.y PARKING DEMAND ANALYSIS OFFICE OF DR. MICHAEL COREY STAFF 14471 CHAMBERS RA • SUITE 10S • TUSTIN, CALIFORNIA SurveyDate 12& 2ol� PHSICAN, NURSE OR RECEPTIONEST EACH ARRIVAL -DEPARTURE TRANSPORTATION TO WORK PARKED IN (NAME) TIME IN / TIME OUT CAR BUS USER/TAXI CAR POOL OTHER LOT HARTZOG& COREY OFFICE RELOCATION c' CRABILL,Inc. Staff Parking Questionnaire CITY OF TUSTIN EXHIBIT 3c EXle-D0REY0FnC0tEl0CAT0N.a.q 1 34 f� bQco r�. Cove 2'-500-5:3U2 i HARTZOG& COREY OFFICE RELOCATION c' CRABILL,Inc. Staff Parking Questionnaire CITY OF TUSTIN EXHIBIT 3c EXle-D0REY0FnC0tEl0CAT0N.a.q PARKING DEMAND ANALYSIS OFFICE OF DR. MICHAEL COREY STAFF 14471 CHAMBERS RD ` SUITE 105 " TUSTIN, CALIFORNIA Survey W. 421 24 PHSICAN, NURSE OR RECEPTIONEST EACH ARRIVAL -DEPARTURE TRANSPORTATION TO WORK PARKED IN (NAME) TIME IN / TIME OUT CAR BUS UBER/TAXI CARPOOL OTHER LOT c' HARTZOG& COREY OFFICE RELOCATION G CRABIL.L,Inc. Staff Parking Questionnaire CITY OF TUSTIN EXHIBIT 3d ME: UMZ-C0M-f0FnC0?U0CA110 ftg f I As k ( , x bo. CID eX1;1.5 S.3D c' HARTZOG& COREY OFFICE RELOCATION G CRABIL.L,Inc. Staff Parking Questionnaire CITY OF TUSTIN EXHIBIT 3d ME: UMZ-C0M-f0FnC0?U0CA110 ftg CONDOMINIUM PLAN PARCEL 1, PARCEL MAP 2005-240 BOUNDARY MAP & UNIT LOCATION IST FLOOR 1 N LM TABLE .N 571flr E 123.00' -. BEARWC D6rAACE t I N 3740'49' N 15.00' L2 N 2542' 12' w 8.00' LS H 5T19'17 E aa1' L4 N 1 •4 a a3' CURVE TABLE CURVE OELTA RADIUS LENCIN CI 63 1' 4' 12.00' 17.39' C2 qq00'00' 27.00' 42.4I' C13 728 -or 200a.00' 86.4 i' C4 9778'02" 12.0' 19.37' C5 sVj 1' 20.00' I06' C6 ovw2r A 2018.90' D z 8 PARCEL 1 PARCEL YAP NO. 2005-240 1 N 60 30 0 60 SCALE IN FEET NOTE. 1 inch =60 ft. la INDICATES NUMBER OF PARKING SPACES SEE SHEET 1 OF 12 FOR LEGAL DESCRIPTION J r e L°I N o ASPHALT PARKING LOT(q) y 4 k.L4u A UNIT 160 1 UNIT 110 UNIT 150 1 UNIT 140 I UNIT 130 KtNiM1AY�� i 4TRANCE'` 59 UNIT 100 ' UNIT 120 70.0' m y A' r z C a c m z C m -- N-5719'1 E _178.54' FRANKLIN AVENUE N 5719'jr_E J75.00' SHEET B OF 12 Parkin Lac Avenue COREY OFFICE RELOCATION � HARTZOG ��� CRABILL,Ir1c. Walnut EXHIBIT 4 CITY OF TUSTIN nM- EX4—C0Et-Y0MCUML0CA-n0N.d" LM TABLE LNE BEARWC D6rAACE t I N 3740'49' N 15.00' L2 N 2542' 12' w 8.00' LS H 5T19'17 E aa1' L4 N 1 •4 a a3' CURVE TABLE CURVE OELTA RADIUS LENCIN CI 63 1' 4' 12.00' 17.39' C2 qq00'00' 27.00' 42.4I' C13 728 -or 200a.00' 86.4 i' C4 9778'02" 12.0' 19.37' C5 sVj 1' 20.00' I06' C6 ovw2r A 2018.90' 179' 60 30 0 60 SCALE IN FEET NOTE. 1 inch =60 ft. la INDICATES NUMBER OF PARKING SPACES SEE SHEET 1 OF 12 FOR LEGAL DESCRIPTION J r e L°I N o ASPHALT PARKING LOT(q) y 4 k.L4u A UNIT 160 1 UNIT 110 UNIT 150 1 UNIT 140 I UNIT 130 KtNiM1AY�� i 4TRANCE'` 59 UNIT 100 ' UNIT 120 70.0' m y A' r z C a c m z C m -- N-5719'1 E _178.54' FRANKLIN AVENUE N 5719'jr_E J75.00' SHEET B OF 12 Parkin Lac Avenue COREY OFFICE RELOCATION � HARTZOG ��� CRABILL,Ir1c. Walnut EXHIBIT 4 CITY OF TUSTIN nM- EX4—C0Et-Y0MCUML0CA-n0N.d" CONDOMINIUM PLAN PARCEL 1, PARCEL MAP 2005-240 BOUNDARY MAP & UNIT LOCATION I ST FLOOR f ---- IL N 57 19'1?' t 173.00, C5 I 1706-2r 1201990-1 ].ff 60 30 0 60 4- I. SCALE IN FEET t-- NOTE: I inch - 60 It. II !Z 1 01 INDICATES NUMBER OF PARKING SPACES SEE SHEET I OF 12 FOR LEGAL DESCRIPTION PARCEL 11AWf1 ITP NO. 2DO5-240 N 14 �243' ORNEWAY� i ENTRANCE A 11 1 MPILM T PARKING toT r Z STAIR > UNIT 160 UNIT 110 UNIT 100 z C IEL m UNIT 120 Z UNIT 150 UNIT 140 UNIT 130 L4 •C3 C! FRANKLIN AVENUE N !0111911;r I .511-1�.Gol vacant :5eacc, C f HARTzoG & COREY OFFICE RELOCATION C, I CRABILLInc. Walnut Site Survey Sheet C CITY OF TUSTIN EXHIBIT 5 .00 ME, EX3—COWYOMCMELOCAMONA" Lik KAM oy v40,4-N..w 15 oc, Ad kv 13 1 goo, 14 IN wo 14jr F 583' aw W* F CUWdi[Q' kOMatS 1[ 11�TH Cr I move 1 1100' 1 11,39' C5 I 1706-2r 1201990-1 ].ff 60 30 0 60 4- I. SCALE IN FEET t-- NOTE: I inch - 60 It. II !Z 1 01 INDICATES NUMBER OF PARKING SPACES SEE SHEET I OF 12 FOR LEGAL DESCRIPTION PARCEL 11AWf1 ITP NO. 2DO5-240 N 14 �243' ORNEWAY� i ENTRANCE A 11 1 MPILM T PARKING toT r Z STAIR > UNIT 160 UNIT 110 UNIT 100 z C IEL m UNIT 120 Z UNIT 150 UNIT 140 UNIT 130 L4 •C3 C! FRANKLIN AVENUE N !0111911;r I .511-1�.Gol vacant :5eacc, C f HARTzoG & COREY OFFICE RELOCATION C, I CRABILLInc. Walnut Site Survey Sheet C CITY OF TUSTIN EXHIBIT 5 .00 ME, EX3—COWYOMCMELOCAMONA" PARKING AVAILABILITY ANALYSIS 2552 WALNUT AVE. * TUSTIN, CALIFORNIA JANUARY 26, 2016 Parking Factors Times of Parking Survey a-q.ODam 9-10:00 10-11:00 11-12:00 12-1:00pm 1-2:00 2-3:00 3-4:00 4-5:00 5-6:00 Average Total Site Parking 118 118 118 118 118 118 118 118 118 118 118 Less: Spaces Occupied 28 46 68 64 70 77 72 64 56 37 58 Space Available Less Current Parking 90 72 50 54 48 41 46 54 62 81 60 Demand Less: Dr. Corey's Staff Parking 2 2 2 2 2 3 2 2 2 2 2 Less: Dr. Corey's Patient Parking 0 4 2 4 4 0 1 1 1 0 2 Site Parking Spaces Remaining Less 88 66 46 48 42 38 43 51 59 79 56 Current and Corey Parking Demand COREY OFFICE RELOCATION G �RA6 Parking Availability Analysis �, EXHIBIT 6a CITY OF TUSTIN PARKING AVAILABILITY ANALYSIS 2552 WALNUT AVE. * TUSTIN, CALIFORNIA JANUARY 27, 2016 Parking Factors Times of Parking Survey 8-9:00am 9-10:00 10-11:00 11-12:00 12-1:00pm 1-2:00 2-3:00 3-4:00 4-5:00 5-6:00 Average Total Site Parking 118 118 118 118 118 118 118 118 118 118 118 Less: Spaces Occupied 45 68 72 69 89 83 80 76 60 42 68 Space Available Less Current Parking 73 50 46 49 29 35 38 42 58 76 50 Demand Less: Dr. Corey's Staff Parking 2 2 2 2 2 2 2 2 2 2 2. Less: Dr. Corey's Patient Parking 1 3 4 5 2 0 1 3 5 0 3 Site Parking Spaces Remaining Less 70 45 40 42 25 33 35 37 51 74 45 Current and Carey Parking Demand COREY OFFICE RELOCATION r HARTZ�OG - Parkin Availability Analysis cRABILL, Inc. 9 Y Y CITY OF TUSTIN EXHfBIT 6b R y 2552 Walnut Avenue, Tustin, CA 92780 Rentable Useable SF Owner Tenant Suite Owner SF (Airspace) Occupied Occupied Vacant Tenant Name 100 Attlessey Storm, LLP 2,864 2,305 f FP Management Corp. 110 Tustin Corporate Center, LLC 3,875 120 South Coast Dermatology 2,614 130 Charles Oh, M.D. 2,084 140 Financia, Inc. 2,157 145 Tustin Corporate Center, LLC 2,225 150 Ravin Kohli 2,131 160 MPND Holdings, LLC 200 Jax Kneepers Assoc 205 Jax Kneepers Assoc 210 OTTO AUTO Corp. 220 Equity First, Inc. 230 FP Management Corp. Total 54% 38% 4,855 2,976 2,068 1,689 2,200 1,931 33,669 3,119 2,113 1,668 1,736 1,791 1,715 3,907 2,395 1,664 1,359 1,770 1,554 27,096 J Owner Occupied Tenant Occupied Global Marketing Resources C11 HARTZOG & COREY OFFICE RELOCATION G CRABILL,Inc. Tenant Roster CITY OF TUSTIN EXHIBIT 7 Foundation Building Materials Foundation Building Materials Performance Management Services Title Solutions C11 HARTZOG & COREY OFFICE RELOCATION G CRABILL,Inc. Tenant Roster CITY OF TUSTIN EXHIBIT 7 ATTACHMENT E RESOLUTION NO. 4311 RESOLUTION NO. 4311 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2016-04 FOR JOINT -USE PARKING FOR A CHIROPRACTIC OFFICE WITHIN SUITE 145 AT AN EXISTING CONDOMINUM OFFICE COMPLEX LOCATED AT 2552 WALNUT AVENUE. The Planning Commission of the City of Tustin does hereby resolve as follows: !. The Planning Commission finds and determines as follows: A. That proper application has been submitted by Michael K. Korey for joint -use parking for chiropractic office within Suite 145 at an existing condominium office complex located at 2552 Walnut Avenue. B. Pursuant to Tustin City Code (TCC) Section 9264, parking facilities may be used jointly for non-residential uses with different peak hours of operation with the approval of a Conditional Use Permit (CUP). C. That the site is zoned as Planned Community Commercial (PC COM) and has a land -use designation of Planned Community Commercial/Business (PCCB), where office uses are permitted. In addition, the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. D. That a public hearing was duly called, noticed, and held on said application on March 22, 2016, by the Planning Commission. E. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working .in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare, in that: A Parking Availability Analysis dated February 29, 2016, was prepared by a licensed traffic engineer (Bernie W. Dennis of Hartzog Crabill, Inc.) in accordance with TCC Section 9264. 2. The Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That the project site was converted to a condominium office complex with 123 parking spaces in 2006. As a result of the addition of Resolution No. 4311 Page 2 accessible parking spaces, the site currently has 118 parking spaces. The reduction of parking spaces due to provision of accessible parking spaces is permitted pursuant to TCC 9264c. 4. That pursuant to TCC 9263, the current and proposed chiropractic medical office uses at the site would require 132 parking spaces to accommodate all uses. A parking demand analysis determined a peak use of 93 spaces. Therefore, the Parking Availability Analysis finds that adequate parking is available and no substantial conflict will exist in the peak hours of parking demand for the condominium office complex for the proposed uses. 5. That all of the on-site parking spaces are designated for joint use and are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic based on the availability of parking in that sufficient parking would be available on-site. II. The Planning Commission hereby approves CUP 2016-04 authorizing the establishment of joint -use parking for a chiropractic office within Suite 145 at an existing condominium office complex located at 2552 Walnut Avenue, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 22nd day of March, 2016. AUSTIN LUMBARD Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4311 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE } CITY OF TUSTIN } I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4311 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 22nd day of March, 2016. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary GENERAL EXHIBIT A RESOLUTION NO. 4293 CONDITIONAL USE PERMIT 2016-04 JOINT -USE PARKING 2552 WALNUT AVE, SUITE 145 CONDITIONS OF APPROVAL The proposed project shall substantially conform with the Parking Demand Analysis for the project date stamped March 22, 2016, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications if such modifications are consistent with provisions of the Tustin City Code (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit (CUP) 2016-04 is contingent upon the applicant signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed' form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4311 Page 2 (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). {1) 1.6 CUP 2016-04 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance CUP 2016- 04, or is found to be a nuisance or negative impacts are affecting the surrounding businesses or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the CUP. (1) 1.7 As a condition of approval of CUP 2016-04, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant and property owner of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.8 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. USE RESTRICTIONS 2.1 A total of 118 on-site parking spaces shall be maintained at all times. Any reduction of on-site parking, change of tenant spaces/uses, parking lot and/or circulation shall be reviewed and approved by the Community Development Department. 2.2 The proposed chiropractic use shall operate in accordance with the approved joint -use parking study for the project during the following hours: Monday, Tuesday, Wednesday, and Thursday from 8:30 a.m. to 12:00 p.m. and from 3:00 p.m. to 6:00 p.m. Some patient treatment may extend beyond 12:00 p.m., but patients shall not be scheduled between 12:00 p.m. and 3:00 p.m. 2.3 The proposed chiropractic use shall operate with a maximum of one (1) chiropractor and one (1) nurse/receptionist working at any one time. Exhibit A Resolution No. 431.1 Page 3 *** 2.4 Any changes to the hours of operation or number of employees or professional staff require review and approval of the Community Development Director and may require an amendment to the joint use parking study. *** 2.5 If in the future the City determines that a parking problem exists on the site or in the vicinity as a result of the proposed project or if the parking analysis does not support the uses as concluded, the Community Development Director may require the applicant to prepare a parking demand analysis and bear all associated costs. if the Study indicates that there is inadequate parking, the applicant shall be required to provide immediate interim and permanent measures to be reviewed and approved by the Community Development Department and the Public Works Department. FEES (1) 3.1 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.