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Home My WebLink About03 PC REPORT KAISER PERMANENTE JOINT USE PARKING AGENDA REPORT ITEM #3 MEETING DATE: MARCH 26, 2019 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2018-00017 PROPERTY KAISER PERMANENTS FOUNDATION HEALTH PLAN, INC. OWNER: 1 KAISER PLAZA, FLOOR 15 OAKLAND, CA 94612 APPLICANT: GRETCHEN SIEMERS KAISER PERMANENTE NATIONAL FACILITIES SERVICES 393 E. WALNUT STREET PASADENA, CA 91188 LOCATION: 2521 MICHELLE DRIVE GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS (PCCB) ZONING: PLANNED COMMUNITY INDUSTRIAL (PC IND) 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 AT AN EXISTING MEDICAL FACILITY F z, Planning Commission March 26, 2019 CUP 2018-00017 Page 2 RECOMMENDATION That the Planning Commission adopt Resolution No. 4381 approving Conditional Use Permit (CUP) 2018-00017 to authorize joint-use parking at an existing medical facility located at 2521 Michelle Drive. APPROVAL AUTHORITY The subject property is located within the Planned Community industrial (PC IND) zoning district and the PC Commercial/Business (PCCB) General Plan 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 existing two-story building at 2521 Michelle Drive was constructed in 1982 and has been occupied by Kaiser Permanente as a medical facility since October of 2013. Project Site _ , r d Figure 1: Aerial On January 10, 2013, the City issued a permit to Kaiser Permanente for the construction of tenant improvements consisting of 84,573 square feet of medical offices and warehouse space, with the remaining 63,443 square feet of the building reserved as unused shell space. The City, at the time of issuance of Permit No. C2012-0301, provided a special consideration to the project by allowing Kaiser Permanente to provide required parking spaces only for the medical offices and warehouse space, but not for the unused "shell space," otherwise 645 parking spaces would have been required and only 427 parking spaces were provided. The City also Planning Commission March 26, 2019 CUP 2018-00017 Page 3 required Kaiser Permanente to enter into a Declaration of Covenant, Conditions and Restriction to document this agreement. The 2013 Covenant was later amended in 2016 to allow for additional tenant improvements within the building. The 2016 Covenant enabled the additional improvements to be constructed with the agreement that Kaiser Permanente would submit a Design Review(DR)application for a parking structure to the City within twenty-four(24)months of the final inspection date and would construct a parking structure to satisfy parking requirements for the entire building within eighteen (18) months of DR approval. In 2018, Kaiser Permanente representatives notified City staff that the build-out of the medical facility was not anticipated to occur until around 2026-2029, and Kaiser Permanente leadership met with City staff to discuss options for deferral of the construction of the parking structure. DISCUSSION Project Description Kaiser Permanente currently utilizes 101,618 square feet of space within the existing building, and 46,398 square feet of space is unimproved and unused shell space, as shown in the first and second floor plans (Figure 2). To meet interim near-term projected needs, 6,000 square feet of the 46,398 square feet is proposed to be improved at this time for medical offices, which would result in the following square footage breakdown for the building: Medical Office: 67,908 square feet Innovation Center: 4,500 square feet Project RAD Mock Up: 8,000 square feet Warehouse: 27,210 square feet Unused Shell Space: 40,398 square feet Total Building: 148,016 square feet . Joint-Use/Shared Parking Pursuant to the TCC, a total of 645 parking spaces would be required to accommodate the 148,016 square feet of medical offices and other related uses within the building. Since only 427 parking spaces are currently available onsite (Figure 3), Kaiser Permanente representatives requested the option to apply for joint-uselshared parking based upon the parking demand of occupied floor area and to allow the 40,398 square feet of unused shell space to not be counted at this time toward the total parking requirement for the building. I Planning Commission March 26, 2019 CUP 2018-00017 Page 4 First Floor-Existing Tustin Ranch Medical Offices `Yellow shading Indicates shelled(unused)areas for Phase II. Warehouse 27,210 SF I L r r,n...cnnu.i ., I:yl i,TIT 9r i}, ( 1 ]` f �— Research&Development 1 (Innovation Canter and Prolect ,_� j"` �y •k• — f/ RACY Mock Up Area) 12,500 SF } e�bbirAt r�7y g �'r1 OTI Nw. s61erlCs F L -�Lq�ay I 1tna� Non-shaded areas indicate active clinical space Second Floor-Existing Tustin Ranch Medical Offices *Yellow shading Indleates shelled(unused)areas for Phase II. Ei . .- .,J .. i . r,eu,.Cllnieal � 1 lture Administrative Arca pants vol -tJ 1. / possible attic space ,000 SF FFjj psi 1 — ,' y _ _ LA '� ' Fnne�tlnicbl film Non-shaded areas indicate active clinical space Figure 2: Floor Plans Planning Commission March 26, 2019 CUP 2018-00017 Page 5 -- -- -- --------------- -- -- --- - 1III -MTLrrIllITIL,qll-lITFfffTMrTiiTiiTm i Q 1 LU HOF J W � J UJ { • L!1 LL - U i • Q i Figure 3: Site Plan As required as part of the joint-use parking application, the applicant submitted a parking study conducted by Linscott, Law, & Greenspan, Engineers (Attachment D). The study finds that during the weekday peak demand times, 183 of the 427 parking spaces were available, and 244 parking spaces were occupied. As noted in the parking study, the TCC will require a total of 426 parking spaces for the occupied areas of the building after the additional near-term conversion of 6,000 square feet of shell space to medical office space. The parking study presents an analysis based on the TCC requirements and a shared parking demand analysis that is based on empirical data and existing conditions that may change over time. Therefore, future parking needs for the proposed future build-out of the facility would need to be analyzed at the time the improvements are proposed to be constructed. E Planning Commission March 26, 2019 CUP 2018-00017 Page 6 The City's Traffic Engineer has reviewed and accepted the parking study for methodology and accuracy and based on the existing and proposed near-term uses, hours of operation and number of employees and patients, has determined that the site would be adequately parked for the medical facility as proposed with the near-term conversion of 6,000 square feet of shell space to medical offices. However, any changes beyond this either based on TCC or the empirical data presented will likely impact parking and trigger the need for a parking structure at a future date. The City's Traffic Engineer recommends that the project be approved with a condition that if the City determines that parking demand exceeds availability at the site, the joint- use parking would be re-evaluated and measures would be taken to alleviate on-site capacity. 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 any change of uses, if such modifications are consistent with the TCC and the parking study. 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 Study dated January 31, 2019, was prepared by a licensed traffic engineer (Trissa Allen of Linscott, Law, & Greenspan, Engineers) in accordance with TCC Section 9264. 2. The Parking Study has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That the existing building was constructed in 1982 and was later acquired by Kaiser Permanente. The site currently has 427 parking spaces. 4. That pursuant to TCC 9263, the current and proposed uses at the site upon full interior build-out would require 645 parking spaces to accommodate all uses. The parking demand analysis determined a current peak use of `244 spaces; that adequate parking is available; and, no substantial conflict will exist in the peak hours of parking demand for the medical facility for the proposed uses with at least 40,398 square feet of the 148,016 square foot building being maintained as unused and unimproved shell space and with the conversion of 6,000 square feet of shell space to medical offices. EE {f i I`A V Planning Commission March 26, 2019 CUP 2018-00017 Page 7 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 uses, 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. 7. That any change to the uses or on-site may require a new parking demand analysis to be reviewed and approved by the City and may require a parking structure to be built to accommodate proposed uses. Scott Reekstin Elizabeth A. Binsack Principal Planner Community Development Director Attachments A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Submitted Parking Study E. Resolution No. 4381 r ATTACHMENT A LOCATION MAP Location Map 2521 Michelle Drive f Project Site s F{{ .4T ♦ -44� / i W . i ATTACHMENT B LAND USE FACT SHEET 1 I I� LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2018-00017 2. LOCATION: 2521 Michelle Drive 3. APN(S): 432-471-17 4. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: None 5. SURROUNDING LAND USES: NORTH: Office/Light Industrial SOUTH: Office/Light Industrial EAST: Light Industrial (self-storage) WEST: Office/Licht Industrial 6. SURROUNDING ZONING DESIGNATION: NORTH: Planned Community Industrial (PC IND) SOUTH: Planned Community Industrial (PC IND) EAST: Planned Community Industrial (PC IND) WEST: Planned Community Industrial fPC IND 7. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Planned Community Commercial/Business SOUTH: Planned Community_Commercial/Business EAST: Planned Community Commercial/Business WEST: Planned Community Commercial/Business 8. SITE LAND USE: EXISTING PROPOSED Use: Medical Office, Warehouse, Proiect Mock 5_M0-SF Additional Medical Up, Innovation Center, Unused Shell Office, 6.000 SF less Shell Zoning: Planned Community Commercial No Change General Plan: Planned Community Commercial/Business No Change DEVELOPMENT FACTS: 9. LOT AREA: 283.140 S.F. 6.5 ACRES 10. BUILDING LOT COVERAGE: 50 percent MAX. PERMITTED NIA PROPOSED 11. SITE LANDSCAPING: 5 percent REQUIRED NIA PROPOSED 12. OPEN SPACE: NIA REQUIRED NIA PROPOSED 13. PARKING: REQUIRED PROPOSED Existing 645 427 (existing) Joint Use 426 427 (existing) 14. BUILDING HEIGHT: Federal Aviation Agency Requirement NIA PROPOSED MAX. PERMITTED 15. BUILDING SETBACKS: REQUIRED PROPOSED FRONT(Street): 30 feet NIA SIDE: 10 feet NIA REAR: 0 feet NIA 16. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) None ATTACHMENT C SUBMITTED PLANS EXISTING PARKING SCHEOULE IV Aocessw�sTAu tt KL>�ER PE�AA7\IENTE IE}STANOAea SIALL rym W:tsmal b1 pr71wIYERSw.srxu lsc wy,s-0oI t. cu�.no rani "' National FaCNcs SeMims Post CYr—Box 12916 Caldand,CaUfomia 99604 1 15 UFJ1 BLOCKS/F■STORY Lp0 leis I 1 • • 1 1 �, ■ t LJ LJ LJ LJ LJ LJ illil��llll' I ■ � 1 a LLl LLI Q 1 .� _ ft� — H I ❑ LU ^' t ■ LU LL 2 1 � U Ln 1 ■ 1 ■ — — I issw�i�rmr�+. i i i ..n-i i....i..i i i.. I ■ I .w...,ra-� ■ ■ •r�tF�.�unee 1 ■ ■ 1 1 TUenu eruptttOB t ulptEryE O W VE Tu5rR1.CA BP1W 1 ® lllaTn RnuCt1 L–_—_ – — ✓��.I,�ay(f��T�yagJ. Mk]VATION CEtttEq RwH.REFENEUCE- �WW(LLpWW' m p,J11uWG V9F,wALt15L5 wai�HC71 / a wwnv v.,��n. muE _ edam 1-0'[p AN REFERENCE AL -SITE PLAN ,�, 1 �� Second Floor - Existing Tustin Ranch Medical Offices *Yellow shading indicates shelled (unused)areas for Phase II. _ a mmNiWx mmuw El Future Cllnd[mi Future Administrative Area � "" � �" cts to lE paM 4._. or possible attic space 12,000 SF r� • FutU"Clinical f`to 8)PCI Non-shaded areas indicate active clinical space First Floor - Existing Tustin Ranch Medical Offices *Yellow shading indicates shelled(unused)areas for Phase fl. Warehouse 27,210 SF _ ,i . .34 Fina"cn " (41 PO _- oano�rauan�c�mc 717 SV Research & Development (Innovation Center and Project irat _. ' 11/4DMock UpArea) _ —� .� •, ,,,... „�.dft 12,500 SF QWE Ry � 1 JlI n f * fry I ST Sd : i 4 IJ t T .til ■Y1R al�'Y_ .fir; T� i�� r`. T f . 'y r` II Futuro t]F'T ICTAL r 111)PO 2.5w SF r, ' S F e 1 2.300$5 ON Non-shaded areas indicate active clinical space ATTACHMENT D SUBMITTED PARKING STUDY a LINSCOTT GREENSPAN January 31, 2019 EnqWeem a Pl°"nem Traffic Transportation Parking Ms. Gretchen Siemers, AICP Linseort,Lave& Kaiser Permanente Greenspan,Engineers 393 E. Walnut Street,46 Floor 2 Executive Circle Pasadena,CA 91188 Suite 250 Irvine,CA 92614 LLG Reference-, 118.4038.1 949.825.6175 r 944.825,6173 F Subject: ,Revised wwwllgengireers.corn Parking Study for Kaiser Permanente Pasadena Tustin Ranch ;Medical Office Phase If Irvine Tustin, CalifOrnia San Diego Woodland Hills Dear Ms. Siemers: Linscott, Law & Greenspan, EM-1111Cers (1,1_(11 is ])lcase(l to submit this revised parking study for Phase 11 of" the existing Kaiser 11cmiaiiente Tustin Bauch Medical Offices in the City of Tustin. California, in support of a Conditional 1?se Permit (CUP) application for reduced pricking.. This parking analysis ul)clates the report dated November 21, 2018 to address City staff comments. The kaiser Permanente Tustin Ranch Mcd1c,, 1 Offices is an existing medical office facility located at 2521 Michelle Drir e. `1'li�: project site is a square-shaped, 6.5-acre parcel of land that is currently developed r, itll a two-story buildin', totaling 148,016 square tec:t (SF). and an on-sitc parking supple of 42' spaces. The proposed buildout of Phase II improvements would convert SF t. e\i Sting unused/shell space to medical office space, but would not result Ilei _iu.\ �:xpan,.iun of building floor area. This parking study estimates the future parking needs of a near-term phase that would convert 6,000 SF oF,uxistinl� unused/shell space to medical office use, and buildout of Phase II development, based on the application of City Code parking ratios. In addition, en7pirical ratios ��erc derived from recent held study of the building's aCtLIZI 11"CXiSti 11,11 parking demand on a typical weeWay, and compiled from other related pm—kinv, studies that 1-LG has previously completed for Kaiser Permanente and medical office buildings. PhapkLmsemPEns-mo .lack M.Greenspan,PE taxi Our finding-s indicate that City CedelegcrirelnelJts under existing conditions (390 w+lttamaLaw'PlEiprt spaces), and near-term phase (=120 space,), are adequately mct by the existing on-site Paid wiMnsan PE supply of 427 spaces. Under future buildout, the City Code-based requirement of JahnPKoating,FIE 645 spaces would result in the need 16r an additional 215 spaces when compared David S Shander,PE against existing supply provisions. Recent parking demand counts conducted at the J`hoA Bo,,rm,n PE site on a typical weekday indicate that the buiidiiig's actual parking needs (weekday c ' ti bins J.wgo,PE peak demand of 244 spaces) are significantly less than the 390 spaces required per aichardk i3arrn6n PE Ked 0 Maher,;-PE ♦Jaiill?I§-Ui}SKaisa lussn,karwh 1411H-Phie=Yyrkrue Lunn du:g-hr t71-Iy1G.1K't Ms. Gretchen Siemers LINSCOTT January 31, 2019 LAW ` Page 2 GREENSPAN City Code for existing conditions. The 'zipphcation of recommended parking ratios (more cornserwatlre than empirical ratios derived from the site surveys) result in a future wcekday peak demand of 566 ,paces under Phase 1I buIldOLIt Conditions. Comparing the 566-space future demand against the existing on-site sripply cif 427 spaces indicates the need for an additional 139 spaces in tllc future, which is less than the 218 additional spaces based on the City Codc calculations. City Code Parking Requirements Tables I and 2 present the City Code parking calculations for the existing, near-term phase, and project buildout of Phase I I scenarios, based on the application of parking ratios in the City's Municipal Code tSe°c•lion 9.263 - OJJ-Srrcc i Parking Required) to the medical office, Innovation Center, Project RAD Mock Up, warehouse, and administrative office components of the building. As indicated on the upper portion of Table 1, the City Code requirement for the existing building totals 390 spaces, which corresponds to a surplus of 37 spaces when compared against the existing on-site supply of 427 spaces. The to w ev portion of 7'uhle I indicate, that the parking demand for existing uses and the ncas-tcii11 phase of converting 0,000 SF oh existiltg 011LISe(I's11e11 space into medical office use (426 spaces) would be adequately met by existing supply of 427 spaces hwith a surplus of 1 space). Under future buildout conditions with development of Phase II, the lower portion of Table 2 indicates a total City Code requirement of 645 spaces for the building, which translates to a Code-based need for an additional 218 spaces beyond the existing 427- space supply in the future. Existing Parking Conditions Parking demand surveys were conducted on NVednesday. November 14, 2018, to determine the existing parking needs of Kaiser Permanente Tustin Ranch Medical Officer. The number of spaces occupied in the parking lot was coujited every hour from 7:00 to 7:00 PM, in addition to person group COMAS at the doorways for the Innovation Center and Project RAD Mock Up (luring the same survey period. It should be noted that the building was at 10004, tenancy (i.e., fully occupied) when the parking demand counts were performed. T-11c parking utilization survey results are summarized in Table 3. As indicated on Table 3, the wvicekday pear demand observed was 244 spaces (at 10:00 ANI). Comparing this 244-space demand against the 427-space existing supply, there is currently an exiyti,lg surplus of 183 spaces on site. \„atlBO"aaJUS:-144,ua1,,t k.wlt M(lb-Phs,c2 Part. Iusw,Ai i:sd%i t-II-1cp.kms.. Ms, Gretchen Siemers UNSCOTT January 31, 2019 LAW ` Page 3 GREENSPANI The lmcr portion of 10h1c _y presents the ilerivation of empirical parkin' ratios for each project coniponcnt. Asa cowervative 117casttrc, the peak demand observed was adjusted to account fir a 5"i1 4011tirngency (to account for parking demand variations that could occur on weekdays). The adjusted demand was divided by the existing square footage to derive; an empirical parking ratio lbr each project component. Notwithstanding, the empirical parking ratios derived, further contingencies were considered in developing parking demand ratios for applicr7tion ill tl1c `wdy, These recommended ratios are highlighted in green on Table 3, The empirical parking ratio of 5 spaces per 1.000 SF recommended Its; application to medical office use is a conservative estimate because: it is 30".0 ,?eater than the empirically derived ratio of 3.86 spaces per 1,000 SF. The actual parking requirements for medical offices have been found to he less than the City Code ratio, This aspect is illustrated by actual parking demand compilations from other sources, and detailed study of Clic actual parking demands of similar sites. Parkin( ( cncvwi( ,n, published h, the Institute of'Transportwtioo I~iwineers (ITE)' as well a', artRAcs published in 11 l.',h)uriio1 providc additional sources for parking rated inlirrnitrtiort_ "Land Use: 720 Medicad-hcntal 00icc Building" of flarkr'ng Ci(VhTe11i0iJ strldicd 86 sites that resulted in an average parking demand ratio of 3.0 Spaces 3.00it SF, with an 85`b percentile value of -4.27 spacesll,f)N SF. Further, an [TF .lourmil article on medical office buildings' concluded that 4.5 parking spaces 1,000 SF should be pi-mided for medical office buildings. Parking inti�rnurtiorl published in l`Ll's Slm-ed Par-kin'g. 21111 1--dilirnl specifies- a parking ratio for medical dental offices that equates to 4.5 spaces per 1,000 SF, as \yell Other sources for medical office parking ratios come from actual experience at equivalent sites, or in the case of medical office uses, overall medical center sites where the medical office parkin- needs were isot ited from the total medical center Parking demand by detailed field study and analysis. Actual field studies conducted by LSA of existing HOAG facilities resulted in a peak parking rate requirement of 4_5 spaces 1)1. 1.001) SF. Prior LLC studies for Kaiser Permanente derived an empirical parking ratio of 3_S5 spaces 1Sei 1.000 SF_ Future Shared Parking Demand Accumulated experience in parking demand characteristics indicates that a mixing of land uses results in an overall parking need that is Icss than thc ',urn of the individual peak requirements for each land use. Due to the mixed-use characteristics of the project, opportunities to share parking cern be expected The objective of this shared I 4th Edition,Washington,DC,2010. '' "Parking Requirements for Medical Office PnildIF,vs 1 krrselt and Mark J.I.ukasik,ITE Journal,August 2007 1, W01I_`Il -K—a Ywpmkmuh 41015-Ph:wc:il.i 41,.,I 411s-11+ I-1i-Ii,�.�: Ms. Grctchety Siemens January 31, 2419 Page 4 ' 4 GREENSAN parkirx�� analysis k to lOrecast the peak parking requil-e111ents fir the project based on the combined demand patterns ol-different project connponents at the site. The hourly parking demand profiles(expressed in perrcnt of peak demand)utilized in this anaIN sis and applied to the Project are based on profiles developed by the Urban Land Institute. (ULI) and published in Shared Parkhw. ""'f Edition. These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this slic. mnd Ire ;ipplied to the: City's ap ph,i ,Ne parking ratio, xti Ith the exception of the empir scal i i no o1'5 spaces per 1,000 5l� applied to (fie medical office component, and the CM Code ratio of 4 spaces pee 1 .000 SF for general office uses applied to the Innovation Center(as a conservative step). Tahle 4 presents the application of the shared parking methodology described above to estimate future parking needs ten the project. lable 4 indicates a peak weekday demand ol' ti66 spNices under I'liase II buildout conditions, which corresponds to Gin incremental need for 139 spaces in the future when compared against the existing supply of 427 spaces. We appreciate the opportunity to provide this analysis. If you have any questions regarding this letter,please do not hesitate to call us at(949) 825-6175. Sincerely, Linscott, Law& Greenspan, Engineers ,�J _ , +R,/ iT Trissa(de Jesus)Allen, P.E. Senior Transportation Engineer 41HEI'IsI,,1A-Km—T-t,n Ku,h MI tH-Phar 2 Vit4m¢ NQo1,,P iii-1r,I-41-0 Aict LINSCOTT GREENSPAN TABLE 1 CITY CODE PARKING REQUIREMENTS; NEAR-TERM KAISER PERMANENTE TUSTIN RANCH MEDICAL OFFICE PHASE II,TUSTIN City Code Spaces Description Size Ratio Required Existin Mediad Office 61,904 SF 1 ,,pacc per 1_50 SF(rFA I0r iI:c first 4,000 S'F, 363 and 6 spaces per 1,000 L�I i€I A in excess of' 4,000 S1 ('11 \ Innovation Center 4,500 SF presunin{., €Ze ), I €,:rcL. p i �(11) �[ OFA 9 Project RAD Mock Up 8,()O1 SF Presunin<< Storage, 1 space per _'..1ir)(1 SFGI,A 4 Warehouse 27,2.10 SF Presunin�, Stm age, 1 space per D100 SF GFA 14 Unused/Shell Space 46,398 SF --- 0 Existing Total 148,016 SF Existing City Code Requirement 390 Existing On-Site Parking Supply 427 Surplus or(Deficiency) 37 Future Near-Term Phase Medical Office 67,908 SF 1 space per 250 SF GFA for the first 4,000 SF, 399 amil 6 spa,,,cs per 1,000 SF(II-A in execs,of 4,000 SF GFA lilillI I(T rI 'e:nter 4,500 SF 1'rc,uwmng € &I), I ,pace per ;I}f1 M. (&A 9 I'nrjc,vI R.AI)31ock Up 8,000 SF Prcsumm— Sloragc, 1 space per 2,000 SF 0-:1 4 1Varehousc 27,210 SF PresunainL, tit�,rtr��e, 1 per 2.000 tii"f I1 A 14 Future Office 1) SF t space per 250 SI (;I,A Ior the first 25000 '�I-. 0 and 1 ,pa4'c per 300 St (-i[.A thereafter € nused/Shell Space. 4(1,,99 Sf: --- U Future "Tot'd 148,016 SE Future City Code Requirement 426 Existing On-Site Parking Supply 427 Surplus or(Deficiencx 1 I LINSCOTT GREENSPAN TABLE 2 CITY CODE PARKING REQUIREMENTS: BUILDOUT KAISER PERMANENTS TUSTIN RANCH MEDICAL OFFICE PHASE II,TUSTIN City Cucle Spaces Description Size Ratio W(luired l"aislin Medical Office 61,908 SF 1 space per 250 SF GFA for the first 4,000 SF, 363 and 6 spaces per 1,000 SF(IFA 1n excess of 4,000 SF GFA Innovation Center 4,500 SF Presuming RKC), 1 ,paLcc per 500 SF G A 9 Project RAD Mock Up 8,000 SF Presumin- Stonwc, I spricc her 2,000 SF GPA 4 Warehouse 27,210 SF Suu�tge, I space per 2.000 SF GFA 14 L'nusetllShell Space 46,398 SF --- 0 Existing Total 14$,016 SF Existing City Code Requirement 390 Existing On-Site Parking Supply 427 Surplus or(Deficiency) 37 Future Buildout M' Aical Office 96,306 SF I space per 250 SF GFA f'Or Ilse first 4,000 SF, 57{7 .incl 0 spaces per 1,000 SF GFA in excess ut' 4,000 SF GFA Ilwovation ( ,�u,,r 4,500 SF Prc,swmn!, R&D, 1 space per 500 SF GFA c) f 1'1uj LmSCOTT GREENSPAN TABLE 3 EXISTING WEEKDAY EMPIRICAL PARKING DEMAND KAISER PERMANENTE TUSTIN RANCH MEDICAL OFFICE PHASE II,TUSTIN final On-Site Innmadon Crrifel l'nry'rrl Rk1) t nucrtl?,tilrcll Total On- Land I se Existing lfentand 1, Win,14rn.md ;luck Up Jill %N arehouse[b[ Medical Offiiu til space Total Ow Site p;aisling III III Site F.zisling suppl} Surplus or 1Ik•ticirut�i ~umber of Number of Number of Number of Numberof Number of Tinge of Day Spaces Spaces spaces Spaces SpacesSpaces 7:100 AM 26 2 0 1 ?3 0 427 401 8:00 AM 8ti 13 0 1 74 a 427 339 9:00 AM 2102 I5 0 1 186 0 427 ?25 10:00 AM 244 16 0 1 227 0 427 163 11.00 AM 242 13 0 1 228 0 427 185 12:00 PM 154 11 0 1 142 0 427 1 273 1:00 PM I I 13 0 1 104 1) 427 309 2:00 PM 145 13 0 1 131 0 427 232 Vol)PM 134 12 0 1 121 a 427 293 4atii I'M 116 11 III]I'AI 61 5 0 1 ,5 417 366 1111 I'M 14 0 0 1 13 42. 4113 ?11(1 Pr`I I? 0 I I I ti 41"' Peak Demand 244 'p 16 sp 0 sp 1 sp 228 sp 0 sp 1dd it ontingencf 1156 sp 17 sp 0 sP 1 sp 239 sp 0 sp f.v+rinFSF 11&,UIL Si 1.500 SF8,01M1 of 27,2111 Sl- 61,908 SF 46.,393 S1. t]ltpirieal lel iot 1.73 spfKSF 3.78 sp/KSF 11.1111 sprhst 0.04 sp(KSF 3.86 splKSF - Perked l,.ropirical H dins 4.00 sprK.S1 2.5+0 sp;KSF N 04 %PlKS1- 5.11{4 sp(KSF ltecomnfended Idl lel d.r.c'el i u I I(r';P:u i,t•,ten arl;l try n,rnntlt;ilal +c,4l cdnesday ",I''CIr11IC1' 14.111113. [bj Fi,t.cr{onrnlh,m.!unn:%i,)wtdeclhyk.i,,tPrnt;anti•nle,thereisOTlk01X'criplti,rccv,horsork,inlemiirentlyinthewarehousetohandlesupplieslfia-uiture. (C) \ledoi,il i)1licc l),nnind-Total't)[I 'uOL 1)rmdn,l Innovation Ccnlrl- w,iielx'ilse [d] Based,rn iidl,trt.+ltc,n provided h. k:i„,t I umi tnt:nle,I$to 20 visil0r.t,ndtl he c t x: ! 2 times per week. Empirical parks , rr a,1,-,' lines 20 spaces. jet £;user Permanente)of 5 spaceslKSI "I 0h.I I,"application in the study. TABLE 4 FUTURE BUILDOUT WEEKDAY SHARED PARKING DEMAND ANALYSIS [9] KAISER PERMANENTE TUSTIN RANCH MEDICAL OFFICE PHASE II, TUSTIN 1[1nOVatiOu Project RAD LandL'se Medical Office Center(R&D) Mock Up \Vsirehousr future ldmin Sire 96.306 KSF 4.500 KSF 8.000 KSF 27.210 KSF 12.000 KSF 1'kg Rate l2] 5.1 /KSF 4.00 /KSF 0.50 /KSF 0.50 /KSF 4.00 IKSF Comparison w/ Gross 482 Spe. 18 Spc. 4 Spc. 14 Spc. 48 Spc. Parking Supply Spaces Shared 427 Spaces Number of Number of Number of NUT11be r of Number of Parking Surplus or Time of Daw Spaces S aces Spaces S aces S :ices Demand (Deficienc%) 6:00 AM 17 i) 0 I 1 426 7:00 AM 0 1 4 13 20 407 8:00 AM 386 4 1() 34 441 (14) 9:00 AM 450 14 13 44 525 (9R) 10:00 AM 482 18 4 14 48 566 (139) 11!00 AM 482 13 4 13 4h 558 1 12:00 PM 257 9 4 1" -41 323 104 1:00 PM 450 12 4 1 42 520 (93) 2:00 PM 482 18 4 14 48 566 e t 3:00 PM 482 13 4 13 46 8 (131) 4:00 IM 450 9 4 12 41 516 (89) 5:00 PM 41 IS { _ 7 22 44 (27) 6:00 PM 323 1 3 11 341 86 -:0O P%1 144 1 U 1 4 150 277 S:00 PNM 7 1 0 1 3 77 350 9:00 PM (1 0 0 0 1 1 4?6 10:00['M U 11 0 0 Ir 1 4�7 11.00 PNI (1 e1 0 0 (i U -117 I'.00 ANI 11 i7 0 0 427 Notes: [1] Source: ULI-Urban Lancs Institute"3luirecl Parkug_"Srcond Cdwon.2005. [2] Parking rates for all land uses based on City Code and ULl procedure normalized to express percentage in cicmard rano, ATTACHMENT E RESOLUTION NO. 4381 I RESOLUTION NO. 4381 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 2018-00017 FOR JOINT-USE PARKING AT AN EXISTING MEDICAL FACILITY LOCATED AT 2521 MICHELLE DRIVE. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2018-00017 was filed by Gretchen Siemers on behalf of Kaiser Permanente requesting authorization for joint-use parking at an existing medical facility located at 2521 Michelle Drive. 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 CUP. C. That the site is zoned as Planned Community Industrial (PC IND) and has a General PIan 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 26, 2019, 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: 1. A Parking Study dated January 31, 2019, was prepared by a licensed traffic engineer(Trissa Allen of Linscott, Law, & Greenspan, Engineers) in accordance with TCC Section 9264. 2. The Parking Study has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. i Resolution No.4381 Page 2 3. That the existing building was constructed in 1982 and was later acquired by Kaiser Permanente. The site currently has 427 parking spaces. 4. That pursuant to TCC 9263, the current and proposed uses at the site upon full interior build-out would require 645 parking spaces to accommodate all uses. The parking demand analysis determined a current peak use of 244 spaces; that adequate parking is available; and, no substantial conflict will exist in the peak hours of parking demand for the medical facility for the proposed uses with at least 40,398 square feet of the 148,016 square foot building being maintained as unused and unimproved shell space and with the conversion of 6,000. square feet of shell space to medical offices. 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 uses, 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. 7. That any change to the uses or on-site may require a new parking demand analysis to be reviewed and approved by the City and may require a parking structure to be built to accommodate proposed uses. F. That this project is Categorically Exempt pursuant to Section 15301, Class 1 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2018-00017 authorizing the establishment of joint-use parking at an existing medical facility located at 2521 Michelle Drive, 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 26�h day of March, 2019. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No.4381 Page 3 I ' STATE OF CALIFORNIA ) COUNTY OF ORANGE } CITY OF TUSTIN } I, E[izabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4381 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 26th day of March, 2019. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary 1 I EXHIBIT A RESOLUTION NO. 4381 CONDITIONAL USE PERMIT 2018-00017 JOINT-USE PARKING 2521 MICHELLE DRIVE CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with,the Parking Study for the project date stamped March 26, 2019, 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)2018-00017.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. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). SOURCE CODES (1)STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2)CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PCICC POLICY (4) DESIGN REVIEW *** EXCEPTION i Exhibit A Resolution No.4381 Page 2 (1) 1.6 CUP 2018-00017 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 2018- 00017, 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 2018-00017, 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 minimum of 426 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 If in the future the City determines that parking demand exceeds availability at the site or a parking problem is created 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 alleviate on-site capacity, to be reviewed and approved by the Community Development Department and the Public Works Department. F Exhibit A Resolution No. 4381 Page 3 *** 2.3 The medical office facility shall operate in accordancemith the approved joint use parking study for the project and the following square footage limits shall apply: Medical Office: 67,908 square feet Innovation Center: 4,500 square feet Project RAD Mock Up: 8,000 square feet Warehouse: 27,210 square feet Any changes to the square footages by use require review and approval of the Community Development Director and may require an amendment to the joint use parking study and may require a parking structure to be built on the site. *** 2.4 A minimum of 40,398 square feet of the 148,016 square feet in the building shall be maintained as unused and unimproved shell space. Prior to the use and/or improvement of the 40,398 square feet of unused and unimproved shell space, the applicant shall be required to submit an updated parking demand analysis and an application to amend CUP 2018-00017. 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. G