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Home My WebLink About- PH-3 - Attachment 8 - 9/20/2016PLANNING COMMISSION AGENDA REPORT MEETING DATE: JUNE 13, 2016 ATTACHMENT 8 ,3 SUBJECT: CONDITIONAL USE PERMIT PA -16-48 FOR ARTS AND LEARNING CONSERVATORY AND SHARED PARKING REQUIREMENTS AT 3184 AIRWAY AVENUE, SUITE A DATE: JUNE 3, 2016 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MEL LEE, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611 mel.lee@costamesaca.gov DESCRIPTION Conditional use permit for the following: • To establish a music/theater arts and learning program for elementary and middle -school age children called Arts and Learning Conservatory. The proposed Conservatory will be located in an existing 6,000 square foot industrial building formerly utilized by the Berean Community Church. The building will be used for the following uses: administrative offices; after school music and theatre programs from 4:00 pm to 9:00 pm, Monday through Friday; summer day camp from 8:00 am to 3:00 pm, Monday through Friday, from June 15th through August 15th; and theatrical productions on 6 weekends Friday through Sunday throughout the year. • To approve a site-specific shared parking arrangement due to unique operating characteristics. A parking study prepared by LSA Associates identified a parking demand of 101 parking spaces during the 6 weekends throughout the year with theatrical productions. NOTE: The approval of Planning Application PA -16-48 will supersede the current Minor CUP for the Berean Church; and therefore, Zoning Application ZA-10-22 shall be revoked at this location. APPLICANT/AUTHORIZED AGENT The applicant/authorized agent is Matt Christensen, representing Arts and Learning Conservatory, and Berean Community Church, the property owner. RECOMMENDATION Staff recommends that the Planning Commission approve PA -16-48 by adoption of Planning Commission resolution, subject to conditions. -22-2- BACKGROUND Project Site/Environs The property is located on the east side of Airway Avenue, north of McCormick Avenue. The site is zoned MP (Industrial Park) and has a General Plan land use designation of Industrial Park. Physical on-site improvements include 32 industrial buildings with 493 parking spaces and three points of ingress/egress on Airway Avenue. Previous Entitlement (Suite A) In 2010, Minor Conditional Use Permit ZA-10-22 was approved for a church with offset hours of operation at the subject site (Berean Community Church). The church was allocated 109 parking spaces and was conditioned to operate as follows Sunday: 9:00 a.m. to 1:00 p.m. (every week) and 7:00 p.m. to 10:00 p.m. (4 times per year). Friday: 7:00 p.m. to 9:00 p.m. Saturday: 9:00 a.m. to 11:00 a.m. (one time per month). The church is relocating to a new facility in the City of Irvine, making this location available for the proposed Conservatory. If the proposed use is approved, the Minor Conditional Use Permit for the church will be scheduled for revocation by the Planning Commission at a future hearing date. ZA-15-38 for 3184 Airway Avenue, Suite J A separate application for a minor conditional use permit (MCUP) was proposed to allow the establishment of a religious education and cultural assembly center in a nearby building (Suite J) within the same complex. A total of 55 parking spaces were required by code for the 1,914 square foot assembly area. The proposal involved off -set operational hours in order to utilize the parking area when the other businesses are closed. The following schedule was proposed: Monday through Sunday: 4:00 a.m. to 6:00 a.m. and 7:00 p.m. to 9:30 p.m. Saturday: 10:00 a.m. to 2:00 p.m. Sunday: 10:00 a.m. to 2:00 p.m. (10 times per year). The project was conditioned to operate at the above times only in order to not interfere with normal business hours of 8:00 a.m. to 5:00 p.m. when parking demand will be at its peak. However, there was concern that parking demands of the proposed religious/cultural center would conflict with the shared parking approved under ZA-10- 22 for Berean Community Church. The request was originally approved by the Zoning Administrator on December 10, 2015, and called up for review by the Planning Commission on December 11, 2015, which subsequently overturned the Zoning Administrator's approval and denied the request on February 8, 2016. An appeal of the Planning Commission's denial was filed on February 16, 2016, by the applicant and considered by the City Council, which -zZ3- overturned the Planning Commission's denial and approved the request on March 16, 2016. The basis for the City Council's approval was the evidence submitted by the applicant indicating that the 493 on-site parking spaces throughout the complex were an adequate supply of parking spaces for the uses. City Council also added a condition of approval requiring that the applicant provide a detailed parking management plan to the Planning Division for review and approval prior to the establishment of the use. ANALYSIS Project Description Arts & Learning Conservatory is an educational nonprofit offering musical theater and performing arts classes to children. The Conservatory works directly with school districts, utilizing school facilities for instruction, and currently has an off -campus location in Santa Ana where after-school and summer camp instruction is held. After- school and summer camp instruction would be relocated to the subject site. On a daily basis, approximately 15 students would arrive for instruction 4:00 pm to 9:00 pm, Monday through Friday. Summer camp instruction could accommodate as many as 40 students from 8:00 am to 3:00 pm, Monday through Friday, from June 15th through August 15th. The Conservatory staff consists of eight instructors and administrators. Students will be dropped off at the site and their parent's vehicle or other after-school transportation does not remain on-site during the instructional period. Vehicles may temporarily occupy a parking space while dropping off or picking up, but these spaces quickly turn over. Performances for the parents of students are held on 6 weekends throughout the year. Members of the public are able to purchase tickets for these performances as well (up to 250 persons total). These performances are held Fridays at 7:00 pm, Saturdays at 1:00 pm and 7:00 pm, and Sundays at 2:00 pm. According to the tenant improvement plan for Arts & Learning Conservatory, the theater space will be 3,523 square feet, which, according to the parking analysis prepared by LSA Associates, equates to a parking requirement of 101 spaces. Per CCMC Section 13-89 (Parking Standards for Non -Residential Uses) 17 parking spaces would be required for an MP (Industrial Park) use within the 6,000 square foot building. As a result, a shared parking analysis was prepared by LSA Associates for the Conservatory based on the operating characteristics described in their description letter (Attachment 3). GENERAL PLAN AND ZONING CODE CONFORMANCE The proposed use would be in conformance with the following planning documents: • General Plan • Zoning Code -2-24- Conformance with the City of Costa Mesa General Plan The following analysis evaluates the proposed project's consistency with specific goals, and objectives of the General Plan, Land Use Element. o Goal LU -1: Land Use: It is the goal of the City of Costa Mesa to provide its citizens with a balanced community of residential, commercial, industrial, recreational, and institutional uses to satisfy the needs of the social and economic segments of the population and to retain the residential character of the City; to meet the competing demands for alternative developments within each land use classification within reasonable land use intensity limits; and to ensure the long term viability and productivity of the community's natural and man-made environments. Consistency: The recommended conditions of approval protects the balance of land uses satisfying the needs of the community as it pertains to instructional/education uses on the property without adversely impacting the adjoining uses. Therefore, the project is consistent with this General Plan goal. Conformance with the Zoning Code It is staffs opinion that the proposed project meets or exceeds the intent of the City's Zoning Code with regard to the development standards for the MP zone, including parking (see discussion below). Justifications for Approval Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the Planning Commission shall find that the evidence presented in the administrative record substantially meets specified findings. Staff recommends approval of the proposed project, based on an assessment of facts and findings which are also reflected in the draft resolution. • The existing overall parking supply for the complex (493 spaces) has been determined to be adequate for the proposed use and existing uses within the complex. The parking study conducted by LSA Associates for the religious facility in Suite J as part of ZA-15-38, which was approved by the City Council, has been updated by LSA Associates for the proposed use (Attachment 4). The study compared the existing conditions, including the approved religious facility in Suite J, with the existing church use and the proposed Conservatory, as summarized in the following tables: Existing Parking Demand at 3184-3190 Airway Avenue OuuFce: LOM rXssoaa[es Future Parking Demand at 3184-3190 Airway Avenue Total Spaces Occupied (1/2016) Vacant (1/2016 Approved Suite J j Project ! Number of Suite A Project Vacant Spaces Weekday, 4:00 AM to 6:00 AM 493 70 42355 Friday, 7:00 PM to 9:30 PM 368 Weekday, 7:00 PM to 9:30 PM 493 87 406 29 j 377 Friday, 7:00 PM to 9:30 PM 493 76 417 88 329 Saturday, 4:00 AM to 5:00 AM 493 38 457 1 55 402 Saturday, 10:00 AM to 2:00 PM 493 50 443 55 388 Saturday, 7:00 PM to 9:30 PM 493 36 457 55 402 Sunday, 4:00 AM to 6:00 AM 493 31 462 55 407 Sunday, 10:00 AM to 2:00 PM 493 172 321 118 203 Sunday, 7:00 PM to 9:30 PM 493 42 451 55 1 396 OuuFce: LOM rXssoaa[es Future Parking Demand at 3184-3190 Airway Avenue 1Ncw Nal nu ig uGmcu iu iur iu i parmng spaces wouia occur t7 times per year. Source: LSA Associates LSA Associates estimated the parking demand for Berean Community Church Sunday services by subtracting the maximum Sunday 4:00 am to 6:00 am parking demand (31) from the maximum Sunday 10:00 am to 2:00 pm parking demand (172). The resulting estimate is that parking demand for Berean Community Church is 141 parking spaces during Sunday services, which is similar to the CMMC parking requirement for an assembly facility of that size (i.e., 137 parking spaces). During typical operation, Arts & Learning Conservatory is estimated to generate parking demand for 8 spaces (1 for each staff member), which is lower than the 17 parking spaces that would be anticipated for an industrial building. Therefore, the proposed project is not anticipated to impact parking at 3184 Airway Avenue during regular business hours. On the six weekends per year that Arts & Learning Conservatory would host performances in Suite A, a parking requirement for 101 parking spaces is anticipated. Since these performances would be held Friday evening, Saturday afternoon, Saturday evening, Sunday afternoon, and Sunday evening, LSA Associates examined the total parking demand, accounting for overlap with religious services at 3184 Airway Avenue, Suite J. LSA Associates modified the future parking demand identified in the previous analysis to account for the discontinuation of religious services at 3184 Airway Avenue, Suite A. It should be 2--2— (o, — No Project Vacant Spaces Berean Church Demand New Parking Demand* Remaining (out of 493) Weekday, 7:00 PM to 9:30 PM 377 8 369 Friday, 7:00 PM to 9:30 PM 329 -16 101 244 Saturday, 10:00 AM to 2:00 PM 388 101 287 Saturday, 7:00 PM to 9:30 PM 1 402 101 301 Sunday, 10:00 AM to 2:00 PM 203 -140 i 101 242 Sunday 7:00 PM to 9:30 PM 396 101 295 1Ncw Nal nu ig uGmcu iu iur iu i parmng spaces wouia occur t7 times per year. Source: LSA Associates LSA Associates estimated the parking demand for Berean Community Church Sunday services by subtracting the maximum Sunday 4:00 am to 6:00 am parking demand (31) from the maximum Sunday 10:00 am to 2:00 pm parking demand (172). The resulting estimate is that parking demand for Berean Community Church is 141 parking spaces during Sunday services, which is similar to the CMMC parking requirement for an assembly facility of that size (i.e., 137 parking spaces). During typical operation, Arts & Learning Conservatory is estimated to generate parking demand for 8 spaces (1 for each staff member), which is lower than the 17 parking spaces that would be anticipated for an industrial building. Therefore, the proposed project is not anticipated to impact parking at 3184 Airway Avenue during regular business hours. On the six weekends per year that Arts & Learning Conservatory would host performances in Suite A, a parking requirement for 101 parking spaces is anticipated. Since these performances would be held Friday evening, Saturday afternoon, Saturday evening, Sunday afternoon, and Sunday evening, LSA Associates examined the total parking demand, accounting for overlap with religious services at 3184 Airway Avenue, Suite J. LSA Associates modified the future parking demand identified in the previous analysis to account for the discontinuation of religious services at 3184 Airway Avenue, Suite A. It should be 2--2— (o, — noted that Sunday afternoon parking demand accounts for special events that would be held at 3184 Airway Avenue, Suite J, up to 10 times per year. Even taking into account a worst-case scenario where higher -than -anticipated parking demand for 3184 Airway Avenue, Suite J, occurs at the same time as a Sunday performance at the Conservatory, sufficient parking capacity would exist within the remainder of the complex to accommodate the proposed uses. • The same condition of approval for ZA-15-38 for Suite J for a detailed parking management plan prior to the establishment of the use has been included for this rp o%ect. Condition of approval number 3 states the following: c The applicant shall provide a detailed parking management plan to the Planning Division for review and approval prior to the establishment of the use. • Granting the request will not be materially detrimental to the health, safety, and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. Compliance with the applicable Building Codes will ensure that the proposed use is not materially detrimental to the health, safety and general welfare of the public or otherwise injurious to property or improvements within the immediate neighborhood. • Granting the request will not allow a use, density, or intensity which is not in accordance with the General Plan designation and any applicable specific plan for the property. The property has a General Plan Designation of Industrial Park. The project, as conditioned, is consistent with the property's general plan designation. The request, as conditioned, is consistent with the following goals and objectives of the General Plan. The property is not located within a specific plan area. • The use is consistent with the Community Design Element of the City's General Plan, which identifies Costa Mesa as a focal point for performinq arts in Orange County. Page CD -11 of the City's Community Design Element describes the following issue as a key strength: Orange County Performing Arts Center and South Coast Repertory provide a performing arts focal point in the Costa Mesa community and serve as a major culture and arts hub for all of Orange County. ENVIRONMENTAL DETERMINATION If the Planning Commission approves the project, it is exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301 for Existing Facilities. The project site contains an existing industrial building. If the Planning Commission denies the project, the denial is exempt from the provisions of CEQA Section 15270(a) for projects which are disapproved. Z.2.-7 - PUBLIC NOTICE Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types of public notification have been completed no less than 10 days prior to the date of the public hearing: 1. Mailed notice. A public notice was mailed to all property owners within a 500 - foot radius of the project site. The required notice radius is measured from the external boundaries of the affected properties (see attached Notification Radius Map). 2. On-site posting. A public notice was posted on each street frontage of the project site. 3. Newspaper publication. A public notice was published once in the Daily Pilot newspaper. LEGAL REVIEW The City Attorney has reviewed the draft resolutions and they have been approved as to form by the City Attorney's Office. ALTERNATIVES The Planning Commission has the following alternatives: 1. Approve the proiect with modifications. The Planning Commission may suggest specific changes that are necessary to alleviate concerns. If any of the additional requested changes are substantial, the item should be continued to a future meeting to allow a redesign or additional analysis. In the event of significant modifications to the proposal, should the Planning Commission choose to do so, staff will return with a revised resolution incorporating new findings and/or conditions. 2. Deny the project. If the Planning Commission believes that there are insufficient facts to support the findings for approval, Planning Commission must deny the application and provide facts in support of denial to be included in the attached draft resolution for denial. If the project were denied, the applicant could not submit substantially the same type of application for six months. CONCLUSION The proposed Arts and Learning Conservatory use, as conditioned, will not adversely affect surrounding properties and uses. Therefore, staff sup156r�s the proposed project. MEL LEE, AICP CLAIRE FLYNN, AICP Senior Planner Asst. Development Services Director —22sS Attachments: 1. p 2----6i#e-Photos- 3. Applicant's Project Description 4. Parking Study 6. Correspondence from Public Distribution: Director of Economic & Development Services/Deputy CEO Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst File (2) Matt Christensen 4 Park Plaza, Suite 900 Irvine, CA 92614 Berean Community Church 17 Sanderling Irvine, CA 92604 LSA Associates Attn: Arthur Black, Associate Transportation Planner 20 Executive Park, Suite 200 Irvine, CA 92614 -Z-2- q - (BJLI; Jones Lang LaSalle April 18, 2016 Ms. Willa Bouwens-Killeen, AICP Zoning Administrator, City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 ATTACHMENT 3 Jamboree Center, 4 Park Plaza Suite 900 Irvine California 92614 RE: Minor Conditional Use Permit Application — Project Description Project Address: 3184-A Airway, Drive Dear Planning Staff, I am the authorized agent for the Arts & Learning Conservatory ("The Applicant"), a non-profit organization providing students with instruction in musical theater and performing arts programs, including drama, voice, instrumental, and dance. Founded in 2004, Arts & Learning provides arts education to nearly 1,500 elementary and middle -school aged children throughout Orange County and Southern California. The Applicant is in escrow to purchase 3184-A Airway in the Koll/Irvine Center. Their intended use for this ±6,000 square foot building is for administrative offices, after-school music/theatre programs, summer day camp, and six (6) weekends for larger theatrical productions. Per the Costa Mesa Zoning Code, The Applicant would serve as a "Studio" use for theatre, dance, music classes and performances. The Applicant is requesting the approval of a Minor Conditional Use Permit. The building at 3184-A Airway Ave. has an existing CUP in place for church/religious assembly use. The current occupant, Berean Community Church, fully renovated this building in 2011. Its building's current configuration as a sanctuary is near ideal for Arts & Learning. The building is being sold with its performance stage, sound equipment, and lighting. The applicant's share of the common parking is 18 spaces. All weekday programs will not exceed the allotted parking for this property. Due to the ages of the Applicant's participants, elementary and middle -school, all children will be dropped off by parents/guardians. Six (6) weekends per year, the Applicant will hold larger theatrical performances which will require the use of association and street parking -during off -work hours. The Applicant requests that the Koll/Irvine Center Association grant the right to use additional required spaces for weekend performances: The intended hours of operation are: Year Round Schedule: - Monday— Friday: 4 p.m. — 9 p.m. — Musical theatre, voice/private lessons (Voice Instruction)±20 students, Ages 4-10 & 11 - 15, drop-off only Summer Schedule (June 15 —August 15): Monday— Friday: 8 a.m. — 3 p.m. — Musical theatre, Orchestra classes, 40 students, Ages 4-10 & 11-15, drop off only - Z-3p---- Performance Schedule: - A maximum of six (6) weekend theatrical/musical performances a year with ±250 attendees - Friday: 6 p.m. — 9 p.m. (Performance held at 7 p.m.) - Saturday: 11 a.m. — 9 p.m. (Performances are held at 1 p.m. & 7 p.m.) - Sunday: 12 p.m. — 8 p.m. (Performance is held at 2 p.m.) on weekend performances, the Applicant is requesting to use the parking spaces that are shared by addresses 3184, 3186 and 3188. There are a total of 475 parking stalls that serve this area of the development. The Applicant is only in need of these additional parking stalls six (6) weekends a year. There is also additional street parking on Airway Avenue. We hope that you take into consideration the benefit that The Arts & Learning Conservatory provides to the local community. Through a generous donation from one of their benefactors, they have a unique opportunity to purchase a state-of-the-art performance venue for the children of Orange County and specifically the five (5) Costa Mesa schools that utilize Arts & Learning for their expertise. Over the years, they spend much of their time in constant search to find cost effective facilities that provide the image and capacity that is being offered at 3184-A Airway Ave. Sincerely," Matthew Christensen Authorized Agent -23j- To inspire and equip all youth for success in life through accessible and exceptional arts education programs. -ZSZ- We envision a world where all children have access to, and can engage in high quality arts education opportunities, Our focus is on discovering and developing potential. Through the power of the arts, ar students will be inspired with a passion to impact the world around them now and for future generations. Confidence and Creativity... for Life! This is the essence of A&L. — 2-33— YOU CAN BRING THE ARTS TO MORE YOUTH THROUGH A&L PROGRAMS. SIMPLY CHOOSE YOUR LEVEL! AFTER SCHOOL ARTS SCHOLARSHIP AMBASSADOR AMBASSADOR ❑ $29,000 1 School w/ 4 Classes ❑ $5,250 10 Student Scholarships ❑ $7,500, 1 Class w/ 14 Students ❑ $2,625 5 Student Scholarships ❑ $525 1 Student Scholarship PROGRAM AMBASSADOR r Support Your favorite art program at the level and schedule that works for you! One-time/Monthly/Annual Pledge of: ❑ $1,000 ❑ $750 ❑ $500 ❑ $250 ❑ $ �- z�4- Debora Wondercheck (MFA) is the Founder and CEO of the Arts & Learning Conservatory (A&L), an inspirational arts education program now celebrating 11 years of influential growth in Orange County. Starting with only four performances a year and growing to over 35 countywide, Debora expanded the reach of her program in just a decade, from 21 students to over 1,500. A&L's audiences now extend to 10,000 annually. Debora also currently serves as Director of Music at the Waldorf School of Orange County (unanimously superior rated orchestra of SCSBOA). She is the founding conductor of the Bellagio Strings Youth Orchestra of OC. Debora is an accomplished Master teacher of string pedagogy having taught at Vanguard University, Irvine Unified School District, and Newport -Mesa Unified District. Debora has won numerous awards in her career. Most recently she was named by Farmers & Merchants Bank one of "California's Strongest People You Can Bank On", for her impactful outreach programs, that bring music into the lives of children. In 2014, on behalf of A&L, Debora received the Outstanding Arts Organization Award from Arts Orange County for the creation of effective arts and education programs for youth. Also in 2014, Debora was presented the Distinguished Woman of Substance Award of Orange County. In 2012, the Links Incorporated Woman of Service Award, for "Exemplary Community Service to Youth", was presented to Debora for her After School Arts Programs. Debora embraces communities in the OC through her participation on various arts commissions like the Cultural Arts Committee for the city of Costa Mesa, the Arts Alliance of California, and the OC Department of Education's Orange County Music and Arts Administrator Association (OCMAA). Debora counts it a high privilege to serve children, their families, and our communities with inspiring programs that develop confidence and creativity ...for life. 1 Z3,:: 5-- "The Arts and Learning Conservatory provides our students with the opportunity to participate in an amazing instrumental music program on all seven of our elementary campuses. The benefits of learning an instrument at this age are countless and our students are thriving under A&L's direction. We have found their teachers to be highly skilled and passionate and we are thrilled to be able to offer music to our families through this program." Mark Johnson, Ed. D. Superintendent Fountain Valley School District "Our students learned numerous public speaking and stage presence skills. The growth we saw in some of our shy students was phenomenal, thanks to the nurturing teaching staff of Arts & Learning." Jan Parker Parent Faculty Organization Harborview Elementary, Corona Del Mar "Having Arts & Learning programs at our school has allowed students, who wouldn't otherwise 'shine' to show their talent, express themselves and exercise the right side of their brain! Music truly is the universal language, and these programs are helping to fill a need for many students and families." Sara J. Pelly Principal Raymond Temple School, Buena Park "Providing this opportunity has been a wonderful asset to our Deerfield students. Arts & Learning offers students quality theater arts programs with a dedicated and professional staff, who not only helps students to develop speaking, reading, and memorization skills, but also to feel empowered and capable. This program would be a great addition to any school campus and an outstanding experience for children of all ages." Kathy McKeown Principal Deerfield Elementary School, Irvine "I wanted to pass on my son's rave reviews about his experience with Arts and Learning. We were in the car today and he said, 'Mom ... 1 wish I could take more classes at Arts and Learning - I could stay there all day!"' Victoria Nelson & Chas H. A&L parent and son "My daughters have participated in several high quality productions and they specifically asked me to bring them back to the production team of Arts & Learning saying, 'Mom we like Arts & Learning, because at least there we know they care about us more than the script.' They are so happy to be back with Arts & Learning." Patti Crowley A&L family Debora Wondercheck Catherine Burnett Ruth DeNault Mary Lyons Andy Horowitz Dr. James Melton California Arts Council California State University, Fullerton California State University, Long Beach Casa Romantica Cultural Center Chapman University Concordia University Costa Mesa Community Foundation Farmers & Merchants Bank Fountain Valley Community Foundation Hope University National Endowment of the Arts Orange County Community Foundation Southern California Edison The James Irvine Foundation University of California, Irvine Vanguard University Capistrano Unified SD Centralia Unified SD Fountain Valley SD Huntington Beach City SD Irvine Unified SD Newport -Mesa Unified SD Placentia-Yorba Linda Unified SD Saddleback Valley Unified SD Santa Ana Unified SD Tustin Unified SD Anaheim Buena Park Colton Corona Del Mar Costa Mesa Cypress Fullerton Huntington Beach Irvine La Palma Newport Beach Newport Coast Placentia Rancho Santa Margarita Rialto San Clemente San Juan Capistrano Santa Ana Santa Monica Stanton Tustin Yorba Linda AFTER SCHOOL ARTS PROGRAMS (ASAP] ASAP is a before and after school program designed to keep the arts accessible on school campuses in Orange County, within a structured and supportive environment. A variety of classes take place throughout the school year. • Band • Dance • Musical Theater • Show Choir • Strings • Ukulele/Guitar MAINSTAGE Our audition -based theater is a training program for focused children and teens interested in learning more advanced musical theatre skills within a supportive environment. Auditions are based on the type of show, the cast needed, and the director's requirements. Each production utilizes professionally recognized teaching artists and culminates in a live, staged, broadway-style production. STUDIO CLASSES A&L's Studio Classes are designed to build skills that focus on the core elements of theater (singing, dancing and acting). Studio group classes meet weekly and are taught by seasoned artists, experienced and trained in arts education. Fall, Winter, & Spring classes culminate with a staged performance. • Age groups: 6-8 years / 9-12 years / 13-18 years School Break Camps During weeklong breaks in the school year, we offer our popular 3-5 day camp programs. Professional teaching artists direct dances and musical numbers from A&L's Mainstage musical shows to build skills and a love for the arts. • Winter. 6-72 years / 3 days • Spring: 6-72 years/ 1 week Summer Camps During the summer (June -Aug), we offer our popular 1-2 week full & half-day camp programs. Professional teaching artists direct dances and musical numbers from A&L's Mainstage musical shows, as well as scenes from mini -musicals, through which skills are built. • Age groups: 5-8 years / 9-72 years/ 73-78 years • Length: 7 to 2 weeks • Daytime & Afternoon Private Instruction Our private classes offer specialized one-on-one instruction in vocal, instrumental, (strings, winds, brass, piano, guitar) and theatrical art forms. YOUTH ORCHESTRA Bellagio Strings is an accomplished youth orchestra dedicated to optimizing musicianship for string students in grades 3-8. Weekly rehearsals take place in Dana Point, from September through April. • Age group: 8-14 years • Violin, Viola, Cello, Bass and Piano L C S{A350BI{TES [YC L 30 EXECUTIVE PARK SUITE 400 S IR11NE, CALIFORNIA 926!1 May 25, 2016 Debora Wondercheck Arts & Learning 1700 East Garry Avenue, #t07 Santa Ana, CA 92705 ATTACHMENT 4 FRESNO RIVERSIDE 949,33].0606 TEL BERKELEY PALN SPRINGS ROCKLIN 919. 559.8016 FAX CARLSBAD PT, RICHMOND SAY LUIS OBISPO Subject: Parking Analysis for Proposed Learning and Performance Space at 3184 Airway Avenue, Suite A, in the City of Costa Mesa Dear Ms. Wondercheck: LSA Associates, Inc. (LSA) has reviewed parking conditions within the Airway Avenue business park in relation to the proposed classroom and performance space at 3184 Airway Avenue, Suite A, in the City of Costa Mesa (City). The proposed use will occupy a 6,000 -square -foot (sf) space within a 32 -building business park with three driveways off of Airway Avenue. In total, the business park at 3184-3190 Airway Avenue contains 493 marked parking spaces. Figure l (all figures attached) shows the project location and the parking spaces within the business park. Currently, Suite A is home to the Berean Community Church, which operates under a Conditional Use Permit (CUP) for the hours of 7:00 p.m. to 9:00 p.m. on Friday; 9:00 a.m. to 11:00 a.m. on Saturday (once per month); 9:00 a.m. to 1:00 p.m. on Sunday; and 7:00 p.m. to 10:00 p.m. on Sunday (up to four times per year). Although the existing Berean Community Church CUP does not specify hours of operation during weekday evenings, the church holds an adult Bible study at 7:00 p.m. on Wednesdays and Thursdays. The maximum parking allocated to the existing Berean Community Church is 109 parking spaces according to its CUP. However, surveys of the parking lot appear to indicate a higher parking demand. In January 20t6, LSA prepared a parking analysis for 3184 Airway Avenue related to proposed religious and assembly use of Suite J. Use of that facility will take place during the hours of 4:00 a.m. to 6:00 a.m. daily, 7:00 p.m. to 9:30 p.m. daily, 10:00 a.m. to 2:00 p.m. on Saturday, and 10:00 a.m. to 2:00 p.m. on Sunday (up to 10 times per year). Parking demand for Suite J was estimated at 88 parking spaces on Friday night, up to l l8 parking spaces for Sunday special events (depending on the number of invitees), and 55 parking spaces at all other operating times. A reassessment of the results of that parking analysis, taking into account the proposed project, is provided in this analysis. Project Description Arts & Learning Conservatory is a an educational nonprofit offering musical theater and performing arts classes to children. Arts & Learning Conservatory works directly with school districts, utilizing school facilities for instruction, and currently has an off -campus location in Santa Ana where after-school and summer camp instruction is held. After-school and summer camp instruction would be relocated to 3184 Airway Avenue, Suite A. On a daily basis, approximately 15 students would arrive for instruction starting at 4:00 p.m. Summer camp instruction could accommodate as many as 40 students. Arts & Learning Conservatory staff consists of eight instructors and administrators. Based on the experience at the existing off -campus site, students are dropped off, and their parent's vehicle or other after-school transportation does not remain on-site during the instructional period. Vehicles may temporarily occupy a parkin; space while dropping off or picking up, but these spaces quickly turn over. 5r6/16 .P:"RL160[V3t84-A Ain ay P. Idvg.dmx. PLANNIYG I ENVIRONAENTAL SCIENCES i DE3IGN - 2 \V - LS{ AS30C1ATEi, INC Performances for the parents of students are held once every 2 to 3 months. Members of the public are able to purchase tickets for these performances as well. These performances are held Friday evening, Saturday, and Sunday. According to the tenant improvement plan for Arts & Learning Conservatory, the theater space will be 3,523 sf. Required Parking Costa Mesa Municipal Code (CMMC) Section 13-89 establishes parking standards for nonresidential uses. Churches and other places of assembly require one parking space per three fixed seats or one parking space for every 35 sf of seating area. The 3,523 sf assembly area would require 101 parking spaces per the CMMC. It should be noted that the 412 fixed seats in the Berean Community Church floor plan would require l37 parking spaces according to the 0\04C. The Berean Community Church CUP allowed use of up to 109 parking spaces. The parking demand for the proposed use is less than the parking demand for the existing use of Suite A. For industrial buildings, the CMMC requires three parking spaces per 1,000 sf for the fust 25,000 sf. As an industrial building, the 5,656 sf Suite A would require 17 parking spaces. Existing Parking Supply and Demand As part of the January 2016 parking analysis, LSA coordinatedwith an independent third -parry data collection firm, National Data and Surveying Services, Inc., to collect parking data at the Airway Avenue business park. Table A shows the existing parking utilization and availability during the proposed surveyed times. The values shown in Table A reflect the maximum parking demand during the surveyed time period. More detailed information about how parking demand varies during the surveyed time period is available in the attached parking accumulation data. LSA estimated the parking demand for Berean Community Church Sunday services by subtracting the maximum Sunday 4:00 a.m. to 6:00 a.m. parking demand (31) from the maximum Sunday 10:00 a.m. to 2:00 p.m. parking demand (l72). The resulting estimate is that parking demand for Berean Community Church is 141 parking spaces during Sunday services, which is similar to the CMTMC parking requirement for an assembly facility of that size (i.e., 137 parking spaces). Table A: Existing Parking Demand at 3181-3190 Airway Avenue 5/26/[6 ,P:\ARL [ 601\3134-A Airway Parkin,, da x- 1 Total Spaces Occupied (1/3016) Vacant (I/2016) Approved Suite J Proect Number of Suite A Project Vacant Spaces Weekday, 4:00 ANI to 6:00 rob[ 493 70 423 55 368 Weekday, 7:00 PM to 9:30 PNI 493 87 406 29 377 Friday, 7:00 PM to 9:30 PM 493 76 4l7 88 329 Saturday, 4:00 AM to 6:00 AM 493 36 457 55 402 Saturday, (0:00 ANI to 2:00 PNI 493 50 443 55 388 Saturday, 7:00 PM to 9:30 PM 493 36 457 55 402 Sunda .4:00 AM to 6:00 ANI 493 3l 462 55 407 Sunday. L000 AM to 2:00 PM 493 L72 32l t L8 203 Sunday, 7:00 PM to 9:30 PM 493 42 451 55 396 5/26/[6 ,P:\ARL [ 601\3134-A Airway Parkin,, da x- 1 LSA AS 3C CI3TEi. IS C. Future Parking Demand During typical operation, Arts & Learning Conservatory is estimated to generate parking demand for 8 spaces (l for each staff member), which is lower than the 17 parking spaces that would be anticipated for an industrial building. Therefore, the proposed project is not anticipated to impact parking at 3184 Airway Avenue during regular business hours. On the four to six weekends per year that Arts & Learning Conservatory would host performances in Suite A, parking demand for 101 parking spaces is anticipated. Since these performances would be held Friday evening, Saturday afternoon, Saturday evening, Sunday afternoon, and Sunday evening, LSA examined the total parking demand, accounting for overlap with rehgious services at 3184 Airway Avenue, Suite J. LSA modified the future parking demand identified in the January 2016 analysis to account for the discontinuation of religious services at 3184 Airway Avenue, Suite A. It should be noted that Sunday afternoon parking demand accounts for special events that would be held at 3184 Airway Avenue, Suite J, up to 10 times per year. The January 2016 parking analysis estimated a maximum possible parking demand for 118 spaces during these special events, which greatly exceeded that applicant's estimate of parking demand during similar special events at its current facility. It would certainly be possible for Arts & Learning Conservatory to coordinate with the operators of 3184 Airway Avenue, Suite J, to avoid scheduling simultaneous special events. Table B shows that even taking into account a worst-case scenario where higher -than -anticipated parking demand for 3184 Airway Avenue, Suite J, occurs at the same time as an Arts & Learning Conservatory Sunday performance, sufficient parking capacity would remain within the business park to accommodate the proposed project. Table B: Future Parking Demand at 3184-3190 Airway Avenue Conclusion The proposed Arts & Learning Conservatory at 3184 Airway Avenue, Suite A, will have a 3,523 sf performance space. Typical operation will involve 8 staff members arriving in their own vehicles and 15 students being dropped off for classes beginning at 4:00 p.m. Summer camp will operate during regular business hours and will involve 8 staff members arriving in their own vehicles and 15 to 25 students being dropped off. Parking demand during typical operation (8 vehicles) would be less than the anticipated parking demand as an industrial building (17 vehicles). Performances for parents of students (and potentially members of the public) will be held four to six times per year. On these weekends, the anticipated parking demand is 101 parking spaces. The previous occupant of Suite A operated with a CUP allowing up to 109 vehicles, but may have experienced higher parking demand. Parking demand during special events would be less than the existing use and would occur less frequently. V26/16 R:URL 1601\3 131-A Airway Parkin-.da:x» X47 No Project Vacant Spaces Berean Church Demand New Parking Demand Remaining (out of 493) Weekday, 7:00 PM to 9:30 PNl 377 8 369 Friday, 7:00 PN[ to 9:30 PN[ 329 -16 tot 244 Saturday, 10:00 AM to 2:00 PM 388 101 287 Saturday, 7:00 Ph[ to 9:30 PM 402 101 301 Sunday, 10:00 AN[ to 2:00 PNt 203 -[40 101 242 Sunda 7:00 Pb[ to 9:30 PN[ 396 101 295 Conclusion The proposed Arts & Learning Conservatory at 3184 Airway Avenue, Suite A, will have a 3,523 sf performance space. Typical operation will involve 8 staff members arriving in their own vehicles and 15 students being dropped off for classes beginning at 4:00 p.m. Summer camp will operate during regular business hours and will involve 8 staff members arriving in their own vehicles and 15 to 25 students being dropped off. Parking demand during typical operation (8 vehicles) would be less than the anticipated parking demand as an industrial building (17 vehicles). Performances for parents of students (and potentially members of the public) will be held four to six times per year. On these weekends, the anticipated parking demand is 101 parking spaces. The previous occupant of Suite A operated with a CUP allowing up to 109 vehicles, but may have experienced higher parking demand. Parking demand during special events would be less than the existing use and would occur less frequently. V26/16 R:URL 1601\3 131-A Airway Parkin-.da:x» X47 LSA 135oCrATES, 14C. Taking into account the observed parking demand and the previously approved use of 3184 Airway Avenue, Suite 7, sufficient parking supply will be available to accommodate the proposed project even in a worst-case scenario where Suite A special events (4 to 6 times per year) overlap with Suite J special events (up to 10 times per year). Sincerely, LSA ASSOCIATES, INC. �� Arthur Black Associate/Transportation Planner Attachments: Figure 1: Project Location Parking Accumulation Data 5/24/16 (cP ARL160CJI84-A Airway Parking,docx» ,z�� — �2 1 ATTACHMENT LEE, MEL From: BOUWENS-KILLEEN, WILLA Sent: Tuesday, May 31, 2016 8:40 AM To: LEE, MEL; FLYNN, CLAIRE Subject: FW: Arts & Learning Conservatory -----Original Message ----- From: Abril Turner [mailto:abriingeo@earthlink.net] Sent: Monday, May 30, 2016 4:20 PM To: BOUWENS-KILLEEN, WILLA <WILLA.BOUWENS-KILLEEN@costamesaca.gov> Subject: Arts & Learning Conservatory Dear Willa, Hi, this is Abril Turner, mother of Lily Turner from Southland Ballet Academy. My family has also supported the Arts & Learning Conservatory, and I just learned that A&L is purchasing a property in Costa Mesa and has applied for a minor conditional use permit to allow it to use the facility for its music and theater classes and performances. I did not know until I received the email from A&L that you now worked for the City of Costa Mesa! I'll be brief. Debora Wondercheck, the executive director of Arts & Learning Conservatory, is an amazing arts educator. She has a vision and talent and drive for arts education comparable to Salwa's. My older daughter, Elena, participated in the A&L music and theater camps when she was younger. (Debora Wondercheck also teaches music at the Waldorf School of Orange County, so both of my children have benefitted from her musical instruction.) A&L Conservatory is an established and vibrant arts education non-profit, and will absolutely live up to the City of Costa Mesa's commitment to the arts. Thanks for your time. Please let me know if you have any questions! Sincerely, Abril Turner - z4g- LEE, MEL From: BOUWENS-KILLEEN, WILLA Sent: Tuesday, May 31, 2016 8:40 AM To: LEE, MEL; FLYNN, CLAIRE Subject: FW: Arts & Learning in Costa Mesa From: Brooke Trudeau [mailto:btrudeau@waldorfschool com] Sent: Monday, May 30, 201612:47 PM To: BOUWENS-KILLEEN, WILLA <WILLA.BOUWENS-KI LLEEN@costamesaca.gov> Subject: Arts & Learning in Costa Mesa Dear Mrs. Bouwens-Killeen, I am writing to share my support in Arts & Learning coming to Costa Mesa. I am a class teacher at the Waldorf School of Orange County and firsthand see the benefits of the arts in children's lives. Arts & Learning has been an active force in the lives of many of my students and is an important organization for our city's children. Debora Wondercheck, founder of Arts & Learning, is a consummate professional, inspiring creativity and proving that children's arts program can maintain high standards for work and performance. Costa Mesa is fortunate to have such a dedicated and committed organization join its ranks. Please support including Arts & Learning in Costa Mesa. Thank you, Brooke Tr-udeau btrudaau(l�t waldor&chooLcom - 24Q'-