CITY OF RANCHO SANTA MARGARITA PLANNING COMMISSION STAFF REPORT

Transcription

1 CITY OF RANCHO SANTA MARGARITA PLANNING COMMISSION STAFF REPORT DATE: December 5, 2012 TO: FROM: SUBJECT: City of Rancho Santa Margarita Planning Commission Kathleen Halon, Development Services Directorf-0' Nathaniel G. Farnsworth, Senior Plannert-~F Planning Application RSM : A Site Development Permit for the 9,500 Square Foot Expansion of an Existing Building located at Esperanza, including an Alternative Development Standard for the Establishment of a Parking Management Plan for the Properties Located at Esperanza and Avenida de las Banderas Recommendation That the Planning Commission: 1. Receive staff presentation and report. 2. Commission questions of staff. 3. Open public hearing. 4. Receive public testimony. 5. Close the public hearing. 6. Commission discussion and deliberation. 7. Adopt Resolution entitled: Background/Discussion EXECUTIVE SUMMARY A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, APPROVING PLANNING APPLICATION RSM FOR A SITE DEVELOPMENT PERMIT TO ALLOW FOR A 9,500 SQUARE FOOT EXPANSION OF AN EXISTING BUILDING LOCATED AT ESPERANZA, INCLUDING AN ALTERNATIVE DEVELOPMENT STANDARD FOR THE ESTABLISHMENT OF A PARKING MANAGEMENT PLAN FOR THE PROPERTIES LOCATED AT ESPERANZA AND AVENIDA DE LAS BANDERAS, RANCHO SANTA MARGARITA, CALIFORNIA The applicant, TD Architects, on behalf of Applied Medical Resources Corporation ("Applied Medical"), has submitted Planning Application RSM for a Site Development Permit (SOP) to allow for a 9,500 square foot expansion of an existing /05/12 Item 4.1

2 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 2 15,580 square foot building located at Esperanza (hereinafter referred to as Building R1 07). This request also includes a proposed Alternative Development Standard (ADS) for the establishment of a Parking Management Plan (PMP) for the properties located at Esperanza and Avenida de las Banderas. This proposed expansion will result in an insufficient supply of parking on-site by 34 parking spaces. Applied Medical has proposed to utilize excess parking at its building located at Avenida de las Banderas (hereinafter referred to as Building R105), to accommodate for the parking shortfall. Section of the Rancho Santa Margarita Zoning Code (RSMZC) allows for required parking to be provided on a remote site subject to Planning Commission approval of a PMP through an ADS. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301, Staff recommends that the Planning Commission determine that the proposed project is exempt from CEQA under the Class 1 categorical exemption since the proposed project involves the minor alteration of existing private structures involving negligible expansion of use beyond that existing at the time of the lead agency's determination. This is because the proposed project consists of interior improvements resulting in an expansion of less than 10,000 square feet of floor space for general office use, the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive. Furthermore, the proposed project does not involve a reduction in the amount of parking required for the site. Rather it proposes to utilize existing excess parking spaces on remote site as allowed in the RSMZC. A copy of the proposed Notice of Exemption has been included as Attachment 2. Staff believes that the required findings can be made for approval of the proposed project and recommends that the Planning Commission approve the application, subject to the proposed Conditions of Approval contained in the attached Resolution (Attachment 1 ). PROJECT DESCRIPTION Building R107 was originally approved by the County of Orange in The building currently contains 15,580 square feet of interior floor space (13,275 square foot first floor and 2,305 square foot second floor mezzanine) and has 45 parking spaces located on the parcel. Applied Medical has recently made plans to add Building R107 to the Applied Medical Campus and has proposed interior improvements to expand the second floor of Building R107 by approximately 9,500 square feet, as shown on the attached Site Plan (Attachment 4). The proposed project would not expand the existing building footprint or height or involve exterior improvements (other than the addition of windows). Condition of Approval 34 of Site Development Permit No. PA states that the applicant shall process a SOP in order to enlarge the office area of the building or in the event that the parking required for the proposed use exceeds the available parking. Since the applicant has proposed to expand the office area of the building, a SOP is required. Once expanded, the 25,080 square foot building would require a total

3 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 3 of 79 parking spaces. Therefore, Building R1 07 is 34 parking spaces short of the parking requirement, which also requires a SOP. Applied Medical has proposed to use 34 excess parking spaces from Building R105, which is located less than 1,500 feet from the entrance of Building R1 07. Building R1 05 currently has 396 parking spaces (plus 20 additional parking spaces have been approved for construction) on site, but is only required to provide 351 parking spaces. Therefore, once the 20 additional parking spaces are constructed, there will be 65 excess parking spaces at Building R1 05. By allowing Building R1 07 to use 34 of these 65 excess parking spaces, Building R1 05 will still have an excess of 31 parking spaces. More detail about the parking situation is discussed under Issues 2 and 3 below. STATEMENT OF THE ISSUES Issue 1: Review Process Condition of Approval 34 from Site Development Permit PA requires a new SOP to be approved the expansion of Building R1 07. Additionally, Section of the RSMZC states that when a SOP proposes 1,000 square feet or more of nonresidential building area, the application must be reviewed by the Planning Commission. Since the proposed expansion is for a 9,500 square foot expansion, the proposed project requires the Planning Commission's approval. The Planning Commission must make the following findings in order to approve the SOP: That the proposed SOP will be consistent with the objectives, policies and general land uses and programs specified in the City's General Plan; That the proposed SOP is consistent with the provisions of the RSMZC; That the location, size, design and operating characteristics of the proposed SOP will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity; and That the proposed SOP will not result in conditions or circumstances contrary to the public health and safety and the general welfare. As stated previously, the proposed SOP would require 79 parking spaces to be provided for Building R107; however, only 45 parking spaces are provided on site, leaving a deficiency of 34 parking spaces. Section of the RSMZC provides several options regarding the location of required parking for non-residential uses: On the same site as the building; On an adjoining parcel under the same ownership; On an adjacent parcel not under the same ownership where a parking easement or similar instrument has been recorded; or On a remote site with the approval of a PMP through an ADS subject to the approval of the Planning Commission

4 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 4 The applicant has proposed to utilize the last option and has prepared a PMP for the Planning Commission's consideration. A copy of the PMP has been included as Attachment 5. The RSMZC requires the PMP to discuss security measures, pedestrian access between the parking and parent site, means and methods of transportation between the sites, schedule of usage, parking assurances and other issues or concerns deemed necessary by the City. A more detailed discussion of the PMP is discussed under Issue 3 below. Section of the RSMZC requires that the Planning Commission hold a public hearing and make findings supported by fact. These findings include the following: That the proposed ADS will better serve the public interest by the establishment of the proposed ADS; That the proposed ADS will be consistent with the objectives, policies and general land uses and programs specified in the City's General Plan; That the proposed ADS is consistent with other provisions of the RSMZC; That the location, size, design and operating characteristics of the proposed ADS will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity; and That the proposed ADS will not result in conditions or circumstances contrary to the public health and safety and the general welfare. Staff has reviewed the proposed project and believes that all of the required findings for approval of an ADS and SOP can be made, as outlined within the proposed Resolution. The City's Building Official and Traffic Engineer were given an opportunity to comment on the project. Any comments, concerns and conditions have been addressed and included in the proposed Resolution. A public notice was mailed to all property owners within 300 feet of the subject property notifying them of the public hearing. In addition, a public notice was posted at City Hall, Orange County Fire Authority Station No. 45, Trabuco Canyon Water District, on the City's website and published in the November 23, 2012 edition of the Orange County Register. Issue 2: Parking As discussed previously, Applied Medical has proposed to utilize 34 excess required parking spaces from Building R105 in order to accommodate a shortfall of required parking for Building R1 07 created because of a proposed 9,500 square foot internal tenant improvement. Once expanded, Building R107 would require a total of 79 parking spaces based on the following breakdown of uses:

5 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 5 Use Square Footage Parking Ratio Parking Required Office 15,965 1 per 250 sq. ft Manufacturing 5,924 1 per 500 sq. ft StoraQe 3,191 1 per 1,000 sq. ft. 3.2 TOTAL 25, Applied Medical currently has 396 parking spaces available on site at building R105. Additionally, Applied Medical has been approved to construct an additional 20 parking spaces on this site, bringing the total available parking spaces to 416. This 128,000 square foot building (R1 05) requires a total of 351 parking spaces based on the following breakdown of uses: Use Square Footage Parking Ratio Parking Required Office 52,038 1 per 250 sq. ft ManufacturinQ 66,204 1 per 500 sq. ft StoraQe 9,650 1 per 1,000 sq. ft. 9.6 TOTAL 127, Once the 20 additional parking spaces are constructed, Building R105 will have 65 parking spaces in excess of parking requirements. Applied Medical has proposed to deed restrict 34 of those 65 excess parking spaces to accommodate the shortfall of parking for Building R1 07. This would still leave 31 excess parking spaces for Building R105. A Condition of Approval has been included in the proposed Resolution requiring recordation of the necessary deed restriction prior to issuance of a Certificate of Use and Occupancy for Building R1 07 and requiring that the deed restriction stipulate that it cannot be removed or extinguished except with the written authorization of the City. Additionally, Applied Medical commissioned an analysis comparing the difference between the City's parking requirement and the actual parking demand for Building R105. On May 8-9, 2012, RK Engineering Group (Applied Medical's Transportation Planning Consultant) conducted an on-site parking demand study for Building R105. The parking study observed that even at its peak demand time, only 249 of the parking spaces were occupied. In other words, only 71 percent of the parking spaces required (351 parking spaces) were actually needed to meet the parking demand. Therefore, there is more than adequate parking supply to meet both the City's parking requirement and Applied Medical's demand for parking. Issue 3: Parking Management Plan Section of the RSMZC requires the preparation of a PMP when an applicant proposes to utilize a remote site to accommodate required parking. Applied Medical utilized the services of RK Engineering Group to prepare the PMP for Buildings R105 and R107. A copy of the PMP is included as Attachment 5. The RSMZC requires that the PMP address security measures, pedestrian access between the parking and parent site, means and methods of transportation between the sites, schedule of usage,

6 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 6 parking assurances and any other issues or concerns deemed necessary by the City. The PMP addresses each of these issues as summarized below: Employees at Building R1 07 would be encouraged to park at Building R1 07 as long as there are parking spaces available. If parking is not available, excess parking would be made available at Building R1 05. There are two pedestrian route options these employees could safely take to walk from Building R1 05 to R1 07 as shown on Exhibit B of the PMP. The excess parking spaces at Building R1 05 would be available at all times for the Building R1 07 employees. Proposed Condition of Approval 9 requires the 34 excess parking spaces at Building R105 be striped to clearly identify the parking area to be used for overflow parking from Building R107. The proposed Parking Management Plan includes a number of recommendations, which Applied Medical will be required to implement to the satisfaction of the Development Services Director pursuant to proposed Condition of Approval 12. These recommendations include, but are not limited to, the following: Employees will be provided with a PDF that outlines the designated 45 parking stalls at Building R107. If this parking area is occupied for any reason, designated employees will be instructed to park their vehicles at Building R1 05 and utilize one of the designated pedestrian corridors to walk to Building R1 07. The pedestrian corridor between the two buildings will be well-lit and provide for a secure and safe passage of employees, and employees will be instructed to safely utilize existing sidewalks. Applied Medical must communicate and share the recommendations set forth in the Parking Management Plan with its employees. Applied Medical should communicate the Parking Management Plan strategies with the tenants surrounding Building 107. Applied Medical will consider adding secure bicycle racks on campus to provide bicycle parking for employees that choose to commute to work on a bike. If necessary, an optional shuttle route may be considered for the Applied Medical campus, should the campus continue to add facilities and increase parking demand. Parking demand on the Applied Medical campus should be monitored within 90 days of occupying Building R107 with an updated observed parking study to ensure that parking is adequate and does not create an overflow parking situation off campus. SUMMARY Staff believes that the proposed project is in conformance with the spirit and intent of the Rancho Santa Margarita General Plan and the RSMZC, is compatible and consistent with existing land uses in the proposed project vicinity, and would not be contrary to the public health and safety and the general welfare. Therefore, Staff recommends that the Planning Commission approve Planning Application RSM

7 RSM Applied Medical Site Development Permit and Parking Management Plan December 5, 2012 Page 7 subject to the recommended conditions of approval contained within the proposed Resolution. Alternatives Considered The Planning Commission could: 1. Determine the one or more of the required findings cannot be made to approve the proposed SOP and/or ADS and deny the application; or 2. Approve the proposed Resolution with amended conditions of approval. Fiscal Impact None Attachments 1. Planning Commission Resolution Approving Planning Application RSM Notice of Exemption 3. Vicinity Map 4. Site Plan 5. Parking Management Plan dated November 7,

8 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, APPROVING PLANNING APPLICATION RSM FOR A SITE DEVELOPMENT PERMIT TO ALLOW FOR A 9,500 SQUARE FOOT EXPANSION OF AN EXISTING BUILDING LOCATED AT ESPERANZA, INCLUDING AN ALTERNATIVE DEVELOPMENT STANDARD FOR THE ESTABLISHMENT OF A PARKING MANAGEMENT PLAN FOR THE PROPERTIES LOCATED AT ESPERANZA AND AVENIDA DE LAS BANDERAS, RANCHO SANTA MARGARITA, CALIFORNIA WHEREAS, in 1989, the County of Orange approved the construction of a 115,200 square foot industrial building on the property located at Avenida De Las Banderas; and WHEREAS, on December 14, 1998, the County of Orange approved the construction of the Esperanza Business Center, which consisted of four office/industrial buildings; and WHEREAS, on December 19, 2002, the City of Rancho Santa Margarita adopted the Rancho Santa Margarita General Plan; and WHEREAS, on May 11, 2007, the City of Rancho Santa Margarita Zoning Code went into effect; and WHEREAS, the applicant, TD Architects on behalf of Applied Medical Resources Corporation ("Applied Medical"), has submitted Planning Application RSM for a Site Development Permit to allow for a 9,500 square foot expansion of an existing building located at Esperanza, including an Alternative Development Standard for the establishment of a parking management plan for the properties located at Esperanza and Avenida de las Banderas; and WHEREAS, Planning Application RSM is considered a "project" pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, the Planning Commission of the City of Rancho Santa Margarita finds that the project is categorically exempt from CEQA per Section of the CEQA Guidelines ( 14 Cal. Code Regs. Section ); and WHEREAS, the Planning Commission of the City of Rancho Santa Margarita has considered information presented by the applicant, Rancho Santa Attachment 1

9 Margarita City Staff, and other interested parties at a Public Hearing held on December 5, NOW, THEREFORE, the Planning Commission of the City of Rancho Santa Margarita DOES HEREBY RESOLVE as follows: SECTION 1. Environmental Documentation. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301, the Planning Commission hereby determines that the proposed project is exempt from CEQA under the Class 1 categorical exemption since the proposed project involves the minor alteration of existing private structures involving negligible expansion of use beyond that existing at the time of the lead agency's determination. The proposed project consists of interior improvements resulting in an expansion of less than 10,000 square feet of floor space for general office use, the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the area in which the project is located is not environmentally sensitive. Furthermore, the proposed project does not involve a reduction in the amount of parking required for the site. Rather it proposes to utilize existing excess parking spaces on remote site as allowed in the RSMZC. SECTION 2. Pursuant to Section of the California Fish and Game Code, this project is exempt from the required fees, as it has been determined that no adverse impacts to wildlife resources will result from the project. SECTION 3. The project will not have a significant unmitigated impact upon Coastal Sage Scrub habitat, and therefore will not have any impact on the subregional Natural Communities Conservation Planning (NCCP) Program. SECTION 4. In accordance with Section (d) of the Rancho Santa Margarita Zoning Code, the following findings for approving Planning Application RSM for a Site Development Permit (SOP) are made: (A) GENERAL PLAN Finding: That the proposed Site Development Permit will be consistent with the objectives. policies, and general land uses and programs specified in the City's General Plan. The proposed Site Development Permit would authorize interior improvements resulting in an approximately 9,500 square foot expansion of floor space for general office use in an existing building utilized by Applied Medical in the Business Park area of the City. The proposed project would not expand the existing building footprint or height or involve significant exterior improvements. The General Plan land use designation of the subject site is Business Park, which provides for a variety of land uses, including retail, office, light industrial and service commercial. Applied Medical is a medical device manufacturing company, and the office, light industrial, and commercial uses to which

10 the expanded building will be put are consistent with the land uses authorized by the Business Park land uses designation. The proposed expansion is also consistent with the objectives and policies of the General Plan. Specifically, the proposed expansion is consistent with the following goals and policies of the General Plan: Land Use Element Policy 1.1: Attract and retain research and development, light industrial, and high technology developments that are compatible with the character and existing land uses in the City in order to improve the generation of sales tax and property tax and maintain access to high-paying employment opportunities within the community. The proposed expansion would allow for the City's largest employer, Applied Medical, to expand its business in order to more efficiently conduct its business. Applied Medical is a medical device manufacturing company, which use is consistent with the purpose of the Business Park General Plan land use designation. Moreover, Applied Medical anticipates that this expansion would result in the potential hiring of up to an additional 20 full-time and 10 part-time employees. Economic Development Goal 2: Attract and retain the types of businesses and employment generating uses that are beneficial to the community. Applied Medical is the City's largest employer. The approval of the proposed expansion allows Applied Medical to retain its business operations in the City rather than finding other buildings outside of the City. Furthermore, Applied Medical anticipates that this expansion would result in the potential hiring of up to an additional 20 full-time and 10 part-time employees. (B) ZONING Finding: That the proposed Site Development Permit is consistent with the provisions of the Rancho Santa Margarita Zoning Code. The proposed Site Development Permit would authorize interior improvements resulting in an approximately 9,500 square foot expansion of floor space for general office use in an existing building utilized by Applied Medical in the Business Park area of the City. The proposed project would not expand the existing building footprint or height or involve significant exterior improvements. The project site is located within the Business Park zoning district, in which the potential office and light industrial uses for which Applied Medical will utilize the expanded building are permitted. The proposed configuration of uses within the expanded building would result in a shortage of thirtyfour parking spaces on site; however, Section of the Rancho Santa Margarita Zoning Code allows for the utilization of parking on a remote site to accommodate the parking requirement subject to the approval of a Parking Management Plan through an Alternative Development Standard. The proposed Site Development Permit is being considered in conjunction with an Alternative Development Standard for approval of a Parking Management Plan providing for the necessary additional thirty-four (34) parking spaces to be provided on a nearby site located at Avenida de las Banderas, which is also owned by Applied Medical and is part of the Applied Medical Campus. Upon approval of the Alternative Development Standard and Parking Management

11 Plan, the proposed expansion will be consistent with all required site development standards and other provisions of the Zoning Code. (C) COMPATIBILITY Finding: That the location, size. design and operating characteristics of the proposed Site Development Permit will not create unusual noise. traffic or other conditions or situations that may be objectionable. detrimental, or incompatible with other permitted uses in the vicinity. The proposed Site Development Permit would authorize interior improvements resulting in an approximately 9,500 square foot expansion of floor space for general office use in an existing building within the business park housing the Applied Medical campus. The proposed project would not expand the existing building footprint or height or involve significant exterior improvements. Applied Medical is a medical device manufacturing company, and the office and light industrial uses that will potentially be housed within the expanded building are similar to, and compatible with, the commercial, office, and light industrial uses located in the vicinity of the project site. The proposed second floor expansion of the building will allow Applied Medical to shift employees from other nearby buildings within the business park to the expanded building and to potentially hire an additional 20 full-time and 10 part-time employees. This modest expansion of the existing Applied Medical campus in the business park is not expected to generate additional significant noise, traffic, or other potentially objectionable impacts. Because there will be fewer on-site parking spaces than required under the Zoning Code for the proposed configuration of uses within the expanded building, the proposed project includes a Parking Management Plan that will require any employees unable to find parking on-site to utilize one of 34 designated surplus parking spaces located on a remote site located less than 1,500 feet from the subject site at Avenida de las Banderas and under the same ownership. Pursuant to the Parking Management Plan, any employees utilizing the remote parking will access the building via a designated pedestrian corridor. The project Conditions of Approval require the applicant I property owner to implement all of the recommendations set forth in the Parking Management Plan, expressly prohibit overflow parking from Esperanza on any adjacent lot or other remote site without the property owner's prior written approval, and require that an easement or covenant be recorded reserving the designated 34 parking spaces at Avenida de las Banderas for the benefit of the building at Esperanza, even if the properties come under separate ownership in the future. Therefore, the remote parking of up to 34 employee vehicles will not create any unusual noise, traffic or other conditions or situations that would be objectionable, detrimental or incompatible with other uses in the vicinity. (D) GENERAL WELFARE Finding: That the proposed Site Development Permit will not result in conditions or circumstances contrary to the public health and safety and the general welfare

12 The proposed Site Development Permit would authorize interior improvements resulting in an approximately 9,500 square foot expansion of floor space for general office use in an existing building owned by Applied Medical. The proposed project would not expand the existing building footprint or height or involve significant exterior improvements. Applied Medical is a medical device manufacturing company, and the expanded second floor of the building will be used for general office purposes by Applied Medical employees. Because there will be fewer on-site parking spaces than required under the Zoning Code for the proposed configuration of uses within the expanded building, the proposed project includes a Parking Management Plan that will require any employees unable to find parking on-site to utilize one of 34 designated surplus parking spaces located on a remote site located less than 1,500 feet from the subject site at Avenida de las Banderas and under the same ownership. Pursuant to the Parking Management Plan, any employees utilizing the remote parking will access Esperanza via a designated, well-lit, pedestrian corridor and will not have to cross any streets in order to walk to and from the two properties. Accordingly, the proposed Site Development Permit will not result in circumstances contrary to the public health and safety and the general welfare. SECTION 5. In accordance with Section (E) of the Rancho Santa Margarita Zoning Code, the following findings for approving Planning Application RSM for an Alternative Development Standard are made: (A) PUBLIC INTEREST Finding: That the proposed Alternative Development Standard will better serve the public interest by the establishment of the proposed alternative development standard. The proposed Alternative Development Standard would establish a Parking Management Plan to allow for the use of 34 off-site parking spaces at Avenida de las Banderas to accommodate a shortfall of 34 required parking spaces at Esperanza. The applicant has proposed to deed-restrict 34 parking spaces at Avenida de las Banderas to ensure that the parking is available at all times and to ensure that this parking restriction runs with the property. The public is better served through a deed-restricted parking arrangement because the parking will always be available, even with a change in ownership. Furthermore, the public is better served in that the proposed expansion of the building should result in additional employment within the City. (B) GENERAL PLAN Finding: That the proposed Alternative Development Standard will be consistent with the objectives. policies. and general land uses and programs specified in the City's General Plan. The proposed Alternative Development Standard would establish a Parking Management Plan to allow for the use of 34 off-site parking spaces at Avenida

13 de las Banderas to accommodate a shortfall of 34 required parking spaces at Esperanza, in order to facilitate an approximately 9,500 square foot second floor expansion of the existing building located at Esperanza. The proposed Alternative Development Standard I Parking Management Plan is consistent with the objectives and policies of the General Plan, specifically including the following goals and policies of the General Plan: Land Use Element Policy 1.1: Attract and retain research and development, light industrial, and high technology developments that are compatible with the character and existing land uses in the City in order to improve the generation of sales tax and property tax and maintain access to high-paying employment opportunities within the community. The proposed Alternative Development Standard would facilitate an approximately 9,500 square foot expansion of the floor space in an existing building owned by Applied Medical within the business park housing the rest of the Applied Medical campus. The proposed expansion would allow for the City's largest employer, Applied Medical, to expand its business in order to more efficiently conduct its business. Applied Medical is a medical device manufacturing company, which use is consistent with the purpose of the Business Park General Plan land use designation applicable to the property. Moreover, Applied Medical anticipates that this expansion would result in the potential hiring of up to an additional 20 full-time and 10 part-time employees. Economic Development Goal 2: Attract and retain the types of businesses and employment generating uses that are beneficial to the community. Applied Medical is the City's largest employer. The approval of the proposed Alternative Development Standard I Parking Management Plan to facilitate the proposed building expansion allows Applied Medical to retain its business operations in the City rather than finding other buildings outside of the City. Furthermore, Applied Medical anticipates that this expansion would result in the potential hiring of up to an additional 20 full-time and 10 part-time employees. (C) ZONING Finding: That the proposed Alternative Development Standard is consistent with the provisions of the Rancho Santa Margarita Zoning Code. The proposed Alternative Development Standard would establish a Parking Management Plan to allow for the use of 34 off-site parking spaces at Avenida de las Banderas to accommodate a shortfall of 34 required parking spaces at Esperanza. Section of the Zoning Code allows for a business to provide its required parking on a remote site subject to the approval of a Parking Management Plan. Therefore, with the approval of the Parking Management Plan, the proposed project is consistent with the provisions of the Zoning Code. (D) COMPATIBILITY

14 Finding: That the location. size. design and operating characteristics of the proposed Alternative Development Standard will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental, or incompatible with other permitted uses in the vicinity. The proposed Alternative Development Standard would establish a Parking Management Plan to allow for the use of 34 off-site parking spaces at Avenida de las Banderas to accommodate a shortfall of 34 required parking spaces at Esperanza. The 34 additional remote employee parking spaces are located less than 1,500 feet from the subject site. Pursuant to the Parking Management Plan, any employees utilizing the remote parking will access the building via a designated pedestrian corridor. The project Conditions of Approval require the applicant f property owner to implement all of the recommendations set forth in the Parking Management Plan, expressly prohibit overflow parking from Esperanza on any adjacent lot or other remote site without the property owner's prior written approval, and require that an easement or covenant be recorded reserving the designated 34 parking spaces at Avenida de las Banderas for the benefit of the building at Esperanza, even if the properties come under separate ownership in the future. Therefore, the remote parking of 34 employee vehicles will not create any unusual noise, traffic or other conditions or situations that would be objectionable, detrimental or incompatible with other uses in the vicinity. (E) GENERAL WELFARE Finding: That the proposed Alternative Development Standard will not result in conditions or circumstances contrarv to the public health and safety and the general welfare. The proposed Alternative Development Standard would establish a Parking Management Plan to allow for the use of 34 off-site parking spaces at Avenida de las Banderas to accommodate a shortfall of 34 required parking spaces at Esperanza. The 34 additional remote employee parking spaces are located less than 1,500 feet from the subject site. Pursuant to the Parking Management Plan, any employees utilizeing the remote parking will access Esperanza via a designated, well-lit, pedestrian corridor and will not have to cross any streets in order to walk to and from the two properties. Accordingly, the proposed Alternative Development Standard will not result in conditions or circumstances contrary to the public health and safety and general welfare. SECTION 6. Based on the above findings, the Planning Commission of the City of Rancho Santa Margarita DOES HEREBY APPROVE Planning Application RSM subject to the following Conditions of Approval:

15 Standard Conditions of Approval *Unless the context dictates otherwise, whenever the term "this Permit" is used in the following Conditions of Approval. it shall collectively refer to the Site Development Permit (SOP) and Alternative Development Standard (ADS) approved pursuant to this Resolution. **The following Conditions of Approval shall be binding on and enforceable against, and, whenever used herein, the term "applicant" shall mean and refer to, each of the following: the project applicant, TO Architects I Applied Medical Resources Corporation, the owner(s) and tenants(s) of the property, and each of their respective successors and assigns. Condition 1: Zoning Regulations This approval constitutes approval of the proposed project only to the extent that the project complies with the City of Rancho Santa Margarita Zoning Code and any other applicable zoning regulations. Approval does not include any action or finding as to compliance of the project with any other applicable ordinance, regulation, or requirement. Condition 2: Time Limit This approval is valid for a period of 12 months from the date of final determination. If the project approved by this action is not established within such a period of time, this approval shall be deemed terminated and shall be null and void. Condition 3: Precise Plan Except as otherwise provided herein, this Permit is approved as a precise plan as set forth in the site plan approved through Planning Application RSM After this Permit has been approved, if any changes are proposed regarding the location or alteration of any use or structure, an amendment of this Permit is required for approval. Minor changes may be approved by the Development Services Director at his/her discretion. This Permit authorizes the interior improvements within the existing structure as shown on the site plan approved through Planning Application RSM Any ancillary exterior modifications to the building structure, including windows and paint color, shall match existing colors and materials of the building to the satisfaction of the Development Services Director. Condition 4: Compliance Failure to abide by and faithfully comply with any and all conditions attached to this action shall constitute grounds for the modification or revocation of said action by the City of Rancho Santa Margarita Planning Commission

16 Condition 5: Indemnification As a condition of issuance of this approval, the applicant shall, at its sole cost and expense, 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, consultants and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, Planning Commission, or other decision-making body, or Staff action concerning this project and/or this Permit, or which alleges a violation of a NPDES permit related to the approved use. The City agrees to promptly notify the Applicant of any such claim filed against the City and to cooperate in the defense of any such action. The City may, but is not obligated to, at its sole cost and expense, elect to participate in the defense of any such action under this condition. Condition 6: Protest Pursuant to Government Code Section 66020, the applicant is informed that the 90 day period in which the Applicant may protest the fees, dedications, reservation or other exaction imposed on this project through the conditions of approval has begun. Condition 7: Payment of Fees The applicant is responsible for paying all charges related to the processing of this Permit within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or the revocation of the approval of this Permit. Condition 8: Acceptance of Conditions This Permit shall not become effective unless and until the applicant provides written acknowledgement to the Development Services Director that they have received a copy of, and accepted these conditions of approval. The signed acknowledgment and approval must be provided to the City within 20 days of final approval of this Permit. Development Services Conditions of Approval Condition 9: Off-Site Parking Spaces Prior to the issuance of a Certificate of Use and Occupancy for Esperanza, the applicant shall stripe thirty-four (34) parking spaces at Avenida de las Banderas in four (4) inch wide yellow lines to clearly identify the parking area to be used for overflow parking from Esperanza

17 Condition 10: Deed Restriction Prior to the issuance of a Certificate of Use and Occupancy for Esperanza, the applicant shall record an easement or covenant, in a form approved by the City, which reserves thirty-four (34) parking spaces on the property located at Avenida de las Band eras for the benefit of the property located at Esperanza. Said easement or covenant shall stipulate that it cannot be removed or extinguished except with the written authorization of the Development Services Director or his/her designee, provided that the property located at Esperanza is no longer deficient in parking spaces for the uses thereon. Condition 11: Overflow Parking Overflow parking from Esperanza shall not be permitted on any adjacent lot or remote site without the property owner's prior written approval. Condition 12: Implementation of Parking Management Plan The applicant shall implement, to the reasonable satisfaction of the Development Services Director, all of the recommendations set forth in the Parking Management Plan approved through Planning Application RSM (entitled "Applied Medical Building R107 Parking Management Plan (Revised 11/07/12)"). Condition 13: Building Permits Notwithstanding this approval, all necessary building permits must be obtained from the Development Services Department. The applicant shall pay any and all fees due prior to the issuance of building permits. Condition 14: Road Fees Prior to the issuance of any building permits, the applicant shall pay fees or show proof of payment as prescribed in the Road Fee Program for the Foothill Circulation Phasing Plan (FCPP) and the Foothill/Eastern Road Fee Program

18 PASSED, APPROVED AND ADOPTED this 5th day of December Unless an appeal is filed by 5:00p.m. on December 20, 2012, the decision shall become final and effective on December 21, PETER WHITTINGHAM, CHAIR ATTEST: AMY MORALES, DEVELOPMENT SERVICES SECRETARY STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF RANCHO SANTA MARGARITA ) ) ) ss I, Amy Morales, Planning Secretary of the City of Rancho Santa Margarita, California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Resolution No. adopted by the Planning Commission of the City of Rancho Santa Margarita, California, at a regular meeting thereof, held this 5th day of December 2012, by the following vote: AYES: NOES: ABSENT: ABSTAIN: AMY MORALES, DEVELOPMENT SERVICES SECRETARY

19 City of Rancho Santa Margarita El Paseo Rancho Santa Margarita, CA (949) NOTICE OF EXEMPTION To: _;_X, County of Orange Clerk-Recorder 12 Civic Center Plaza, Rm. I 01 Santa Ana, CA Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, CA Project Title and File Number: Applied Medical Parking Management Plan (RSM ) Project Applicant: TD Architects Telephone Number: (949) Business Center Drive, Suite 268 Irvine, CA Project Location: Esperanza and Avenida de las Banderas Rancho Santa Margarita, CA Project Description: A Site Development Pennit for a 9,500 square foot expansion of an existing building, including an Alternative Development Standard establishing a Parking Management Plan for Esperanza and Avenida de las Banderas. There is a shortage of 34 parking spaces at Esperanza. The applicant has proposed to utilize 34 excess parking spaces at Avenida de las Banderas. The Zoning Code allows for required parking to be provided on a remote site through the approval of a Parking Management Plan. Public Agency Approving Project: City of Rancho Santa Margarita Exempt Status: (check one) [ ] Ministerial (Sec (b)(l); 15268)); [ ] Declared Emergency (Sec.21080(b)(3);15269(a)); [ ] Emergency Project (Sec (b )(4);15269(b)(c)); [X] Categorical Exemption (Section 15301, Class 1: Existing Facilities) Reasons why project is exempt: Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301, it is detennined that the proposed project is categorically exempt from CEQA pursuant to the Class I categorical exemption since the proposed project consists of the pennitting of existing private facilities involving negligible expansion of use beyond that existing at the time of the lead agency's determination. This is because the proposed project involves the expansion of less than 10,000 square feet and the utilization of 34 existing excess parking spaces on a remote site in order to accommodate the parking requirement. The Rancho Santa Margarita Zoning Code allows for the use of remote parking to meet the off-street parking requirement through the approval of a Parking Management Plan. Lead Agency: City of Rancho Santa Margarita Contact Person: Nate Farnsworth, Senior Planner Telephone: (949) ext If filed by applicant: N/ A 1. Attach certified document of exemption finding. 2. Has a Notice of Exemption been filed by the public agency approving the project? [X] Yes [ ] No Signature: ----c-:---c--=-: Title: Nate Farnsworth, Senior Planner Date: December 5, 2012 Attachment 2

20 RSM Applied Medical Parking Management Plan Esperanza and Avenida de las Banderas (I).,_ c: Cl) E '.,_ as c ,000 2,000 3,000 4.J200 Feet Produced by City of Rancho Santa Margarita November 2012

21 V>... u w... R107 PARKING SUMMARY l:wl 41.1:111 1:10DD ~ t;zsi 1.<~1 1:500 1'10DD om ~I 'C l - QJ.!.! -~~ C." c. I <C NORTH+ 01 I SCALE: 1'=20'-0' SITE PLAN SITE PLAN A1.0 Attachment 4

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23 X I I l I I I I I I I I I!! ~ l ~ ~ ~ F ~. ~ ;; ~! I ~ ~ i i tulil~~.. ~-.. ~ H~H ~ H~ i Hfi i;~ ~HI ;;u ~ 0 "' "0 )> ;;u " z G) (f) c s: s: )> ;;u -< I I I I I I I I I I I I I I I I I I I o ~~. Jil n ~ R AVENIDA DE LAS BAND ERAS RANCHO SANTA MARGARITA, CA TIC) A R ( H I T E ( T S I arcllllocturb IntBrlcr deslgn plonnlng 2081 Buolno., Con lor orl o. Sullo 268 lr lno, CA tot 94a, C- lox &01

24 APPLIED MEDICAL BUILDING R1 07 PARKING MANAGEMENT PLAN (REVISED 11/07/12) City of Rancho Santa Margarita, California Attachment 5

25 ~ engine~ring ~ group, 1nc. transportjtion planmng traific engineering acousticdl engineering parking stud1es November 7, 2012 Mr. Wes AliAhmad APPLIED MEDICAL Avenida Empresa Rancho Santa Margarita, CA Subject: Applied Medical Building R1 07 Parking Management Plan, City of Rancho Santa Margarita Dear Mr. AliAhmad: Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Parking Management Plan for the Applied Medical Campus. Applied Medical has recently made plans to add Building Rl 07 as part of the Applied Medical Campus. Taking into account Building Rl 07, Applied Medical Campus will consist of a total of eight (8) buildings. The campus IS located in the City of Rancho Santa Margarita. The location map is available in Exhibit A. RK recently completed the Applied Medical Building R 7 07 Parking Study, City of Rancho Santa Margarita, dated November 7, Based on the observed parking analysis in that report, there is a sufficient amount of parking stalls available to the Applied Medical Campus to accommodate the overflow of vehicles from Building R1 07 during peak demand times. However, due to the shortage of parking stalls available at Building R1 07, Applied Medical will have a designated number of team members park their vehicles at Bui lding R1 05 and walk to Building R1 07, utilizing the recently constructed pedestrian corridor. It is estimated that the walk w ill take approximately five (5) minutes. It should be noted that the team members should utilize sidewalks. The Pedestrian Route is included in Exhibit B and the Designated Parking Area is included in Exhibit C. Due to the offsite parking at the Applied Medical Campus, the City of Rancho Santa Margarita is requiring a Parking Management Plan to address the offsite parking, pedestrian access, methods of transportation between the sites, and enforcement of parking restrictions. The goal of the Parking Management Plan is to effectively utilize the available parking within Applied Medical Campus and to ensure that parking at Building R1 07 does not negatively impact the parking of the existing and future tenants adjacent to Building R1 07 by creating an overflow parking situation for its neighboring tenants. Hll)ll we'>tc rlv place, su1te 280 nt \\ pl)rl beach, california '12h60 tel li4'j.-i ~-l Ofi0 1 J 1,1'\ 9-I<J.-1/-1 or102 \vw. rkengineer.com

26 Off Site Parking (Building R1 05) In order to avoid a parking overflow situation around Building R1 07, Applied Medical is planning to utilize the parking lot at Building R1 05 to accommodate parking of some team member vehicles for Building R1 07. Building R1 05 consists of approximately 128,000 square feet and has a parking supply of 384 parking stalls. In the near future, Applied Medical plans to add 20 additional parking stalls which will increase the total parking supply to 416 spaces. Building R1 07 is proposed to be expanded to include 25,080 square feet. This will create a deficiency of required parking stalls, based on the City's parking code which requires a total of 79 parking stalls based upon the proposed general office, storage, and light industrial uses. Since there are a total of 45 parking stalls assigned for Building R1 07, it is deficient by 34 parking stalls, per the City's parking code. Parking Analysis and Availability Summary: In order to determine the adequacy of available parking at the Applied Medical Campus, RK completed an observed parking analysis, dated June 12, For your reference, Appendix A includes the complete Applied Medical Building R707 Parking Study dated November 7, 2012, which includes the data collected in this observed parking analysis. A summary of the principal findings as it pertains to the Parking Management Plan is as follows: The combined total number of parking spaces provided for Building R1 05 (Zone 1) is 416 stalls (which includes the additional 20 proposed stalls). The peak parking demand occurred on Tuesday, May 8, 2012 at 2:00 PM, when a total o.f 249 vehicles were parked. Therefore, during the observed peak parking there were a total of 167 parking stalls available. Building R1 07 has a total of 45 parking stalls within the parking area adjacent to the building. Based upon the Parking Code, 79 parking stalls are required for Building R1 07 (with the planned tenant improvements). Therefore, Building R1 07 would be deficient by 34 parking stalls. In order to offset the shortage and avoid an overflow parking situation, Applied Medical is planning to have designated team members park at Building R1 05 where their vehicles can be sufficiently accommodated and they can walk to Building R 107. Based on the observed peak parking demand data, Building R1 05 has a total of 167 parking stalls available during the peak demand time (including the additional 20 proposed parking stalls). As a result, Building R1 05 has a sufficient amount of parking stalls available to accommodate the 34 vehicles for team members that are parking for Building R1 07. RG:mn!RK9634.doc JN:

27 Recommendations In order to efficiently maximize the parking conditions in the Applied Medical Campus and ensure that there is sufficient parking that does not negatively encroach on adjacent businesses, RK would recommend implementing the following recommendations: 1. Based on the Municipal Parking Code, a total of 79 parking stalls are required for Building R1 07 based upon the planned general office, storage, and light industrial uses. Since there are only 45 parking stalls assigned to this building, Applied Medical shall designate a total of 45 parking stalls, for team members to utilize on a first come first serve basis, surrounding Building R1 07. Team members for Building R1 07 will be provided with a PDF that outlines the designated 45 parking stalls at Building R1 07. If the parking area is occupied for any reason, they will need to park at Building R1 05 and walk to Building R1 07 via the recently constructed pedestrian corridor. The Building R1 07 Designated Team Member Parking Area is provided in Exhibit C. 2. The remaining 34 or more team members shall be designated to park their vehicles at Building R1 05, if the 45 parking stalls are occupied at Building R1 07. A designated team member parking area at Building R1 05 should be established for team members that will utilize the pedestrian corridor and walk to Building R1 07. The Designated Parking Area and Pedestrian Route are provided in Exhibit B. 3. The pedestrian corridor shall be well-lit and provide for a secure and safe passage for team members. Team members will be instructed to safely utilize existing sidewalks. A schematic of the Pedestrian Corridor is located in Exhibit D. 4. In order to promote bicycie riding and reduce the parking demand, Applied Medical may also consider adding secure bicycle racks on campus to provide bicycle parking for the team members that choose to commute to work on a bike. 5. In order to have a successful Parking Management Plan, Applied Medical shall communicate and share the recommendations in this report with all if its team members. A designated team member can be assigned as the ETC (Employee Transportation Coordinator) to ass'1st in implementing and promoting the Parking Management Strategies. The designated parking area for Building R 107 should be posted in an inconspicuous location within the building so it is visible to all Applied Medical team members. 6. Applied Medical should communicate the Parking Management Strategies with the tenants surrounding Building R1 07. Establishing a good line of communication with other tenants in the business park, as it relates to parking, will provide for an easy transition and a forum to resolve potential parking conflicts if they should occur. RG:mn/RK9634.doc JN:

28 7. If necessary, an optional shuttle route may be considered for the Applied Medical Campus, should the campus continue to a'dd more facilities and increase parking demand. Team members will park at a central location and have the option to take a shuttle which will transport team members to other locations on campus at regular intervals during team member shifts. The shuttle route and cosvbenefit analysis should be reviewed prior to initiating the service. 8. Parking demand on campus should be monitored within 90 days of occupymg Building R1 07 with an updated observed parking study to ensure that parking is adequate and does not create an overflow parking situation off campus. An additional parking zone for the designated parking area located at Building R1 05 should be included to monitor the team members that are utilizing the pedestrian corridor and walking to Building R1 07. Conclusion RK Engineering Group, Inc. is pleased to provide this Parking Management Plan for the Applied Medical Campus. If you have any questions regarding this study or would like further review, please do not hesitate to call us at (949) Robert Kahn, P.E. Principal Rogier Goedecke Vice President, Operations Attachments RG: mn!rk9634. doc JN:

29 Exhibits

30 Exhibit A Location Map --z --~U~I~~~~~~ ~~~~==~~-=~~~~~~~ ~ APPIJB) HEDICAI.IUI.DING RID7PARXIIIG IWWlEHENTPLAN,Qirafiii """S...~~ ~ engin.ng group,1nc.

31 Exhibit B Pedestrian Route --z Lepnd: = Pecllmfln Rall!ll Opllan I = Pecllmfln Rall!ll Opllan 2 --~U~I~~~~~~~~~~~~~~~~~~=-~~~~~~~~ ~ APPIJB) HEDICAI.IUI.DING RID7PARXIIIG IWWlEHENTPLAN,QirafRinhoS...~~ ~ engin.ng group,1nc.

32 Exhibit c Designated Team Member Parking Area (Building RI07) N Legend: c:::::j = Building Rl07 Desi,gl'l'ilted Team Member Parking ~n~~~~~~~~~~~~~~~~~~~~~~~-~eng~~~~~ APPLIED MEDICAL BUILDING RI07 PARKING MANAGEMENT PLAN, City of Rancho~ Marprita, Cail'omia ~ group, InC.

33 Exhibit D Pedestrian Corridor WI'IJ 'M1H 5f!CKI:I7 5faf FINI;H Gaafl7 H>JI/ 1t:X11J(l;l? ~fe NODE 1 NODE2 NODE3 ANCHOR I --~23~12~-1~2~~~----~~----~--~--~~~~~~~---=~~ ~ APPLIED MEDICAL BUILDING Rl 07 PARKING MANAGEMENT PLAN, City of Randlo Santa Margartta, California LiW engine,ring group, me.

34 Exhibit E Deed Restricted Parking Area (Building R105) BUILDING R105 Legend: N = Building R105 Deed Restricted Parking (34 Spaces)

35 Appendices

36 Appendix A Applied Medical Building R107 Parking Study, City of Rancho Santa Margarita November 7, 2012

37 APPLIED MEDICAL BUILDING R1 07 PARKING STUDY (REVISED 11/07/12) City of Rancho Santa Margarita, California

38 ~ engine~ring ~ group, 1nc. transportjtiun plannmg traific engineering acoust cal engrncering parking studies November 7, 2012 Mr. Wes AliAhmad APPLIED MEDICAL Avenida Empresa Rancho Santa Margarita, CA Subject: Applied Medical Building R1 07 Parking Study, Rancho Santa Margarita Dear Mr. AliAhmad: RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Parking Study for the Applied Medical Building R 107, located at Esperanza in the City of Rancho Santa Margarita. Bu ilding R1 07, w hich will consist of approximately 25,080 square feet, is proposed to be added as part of the Applied Medical Campus. A total of 45 parking stalls are provided for Building R 107. As indicated in Exhibit A, the location map for the campus consists of a total of 8 (eight) buildings. Exhibit B identifies the site plan for Building R1 07. Applied Medical is planning on utilizing the parking lot at Building R1 05 to park a designated number of team member vehicles for Building R1 07. Building R1 05 consists of approximately 128,000 square feet and has a parking supply of 396 parking stalls. Applied Medical plans to install an additional 20 parking stalls in the near future; thereby, increasing Building R1 OS's parking supply to 416 spaces. It should be noted that Applied Medical is planning on expanding the mezza nine and general office space at Building R 107. The change in land use and square footage will result in a deficiency of code parking for Building R1 07. Building R1 07 has a total of 25,080 square feet, and requires a total of 78 parking stalls for general office use, storage, and light industrial use. Since there are a total of 45 parking stalls available for Building R 107 it is deficient by 34 parking stalls per the Parking Code. Table 1 includes the Land Use Summary for the Applied Medical campus. In order to offset the shortage of parking stalls at building R1 07 and avoid an overflow parking situation, Applied Medical is planning to have team members park their vehicles at Building R105 and walk to Building R107. Table 1 includes a Land Use Summary for Buildings R105 and R Pslerl1 pl.rce. suite ~80 nt ll pnr I hc'tll h. lillitomia LJ~h(>(l lt llj..j<j ll8()ll 1<1\. (j..f<j

39 The purpose of this study is to perform an observed parking demand utilization analysis in order to determine the adequacy of parking for Building R 107. It is understood that Applied Medical shares parking globally throughout the site and specia l ca re will be taken not to create an overflow parking situation with neighboring properties. Based on the Ci ty of Rancho Santa Margarita Municipal Parking Code, as provided in Table 1, there are a total of 133 parking stalls available by taking into account the 45 overflow parking spaces at Building R1 05. Observed Peak Hour Parking Demand In order to establish peak parking demand at the Applied Medical Campus, RK performed a peak parking demand analysis that includes actual parking data taken at the site. To accomplish this, RK conducted an observed parking count at Building R1 05, as shown in Exhibit C. Parking counts were obtained for time periods starting on Tuesday, May 8, 2012 and Wednesday, May 9, 2012, between 8:00 AM and 6:00 PM, at one-hour intervals. Please refer to Tables 2 and 3 for the observed parking demand results. Exhibit D identifies the observed peak parking demand for Building R1 05. A summary of the pri ncipal findi ngs of the parking demand analysis is as follows: At the time this study was prepared, there were no vacancies in Building R1 05. The combined total number of parking spaces provided for Zone 1 (Building R1 05) is 416 stalls, w hich includes the additional proposed 20 stalls. The peak parking demand for Zone 1 occurred on Tuesday May 8, 2012 at 2:00 PM when a total of 249 vehicles were parked. Therefore, during the observed peak parking there were a total of 167 parking stalls available. Building R1 07 is deficient by 34 parking stalls per the City's Municipal Parking Code. Based on the observed peak parking demand data, Building R1 05 has a total of 135 parking stalls avai lable during the peak demand time. As a result of this, Building R1 05 has a sufficient amount of parking stalls to accommodate the overflow parking of 35 parking stalls from Building R1 07. Table 4 includes the Building R1 05 Peak Parking Demand Including Building R 107 Overflow. Pedestrian Route Building R1 07 will provide a total of 45 parking stalls. Therefore, based on the City's Municipal Parking Code, a total of 34 vehi cl es will need to be parked at Building R1 05. Applied Medical team members that have been designated to Building R1 07 will park their vehicl es at Building R1 05 and walk to building R1 07 as indicated by the Pedestrian Route provided in Exhibit E. The pedestrian route has been recently constructed in order for team members to conveniently walk across campus. It is estimated that the walk will take approximately five (5) minutes. RG:mn1RK9584.doc JN :

40 Optional Shuttle Route If necessary, an optional shuttle route may be considered for the Applied Medical Campus, should the campus continue to add more facilities. Team members will park at a central location and have the option to take a shuttle which will transport team members to other locations on campus at regular intervals during team member shifts. The shuttle route and cosvbenefit analysis should be reviewed prior to initiating the service. Recommendations: Based on the results of the observed parking analysis, the following recommendations have been indentif ied: 1. Provide a Pedestrian Route via one of the two proposed pedestrian corridors as indicated in Exh ibit E for designated team members. As a precaution, team members should be directed to utilize all sidewalks, if and w hen they are located along the route. 2. Team member parking should be closely monitored to avoid overflow parking in neighboring buildings which are not part of the Applied Medical Campus. 3. As the campus size increases, continue to monitor the parking demand on campus to identify potential parking shortages by conducting futu re observed parking studies. 4. A future shuttle service for team members may need to be considered if the campus continues to expand. Conclusion RK has completed a parking analysis for the Applied Medical Campus. During the peak demand, there is an adequate number of pa rki ng stalls available at Building R1 OS to accommodate the overflow parking at Building R1 07. Based upon the observed parking demand and the City of Rancho Santa Margarita Municipal Parking Code, the parking provided on site would be sufficient to accommodate the peak parking demand of the additional building. If you have any questions regarding t his review or need further clarification, please contact us at (949) Robert Kahn, P.E. Principal Rogier Goedecke Vice President, Operations Attachments RG:mn/RK9584.doc JN:

41 Exhibit A Location Map --z --~U~I~~~~~~~~ ==~~~--=-~~~~--~~ ~ APPIJB) HEDICAI.IUI.DING RID7PARXIIIGST\.OY,OiyafRird!otSonla~~ ~ engin.ng group,1nc.

42 Exhibit B Building RI07 Site Plan ~ f P I /j /ff/jj J N ~n~~~~u~3~~~)~~~~~~~~~~~~~~eng~~~~~ APPLIED MEDICAL BUILDING RI07 PARKING STUDY, Otyof Rancho Sant:aMarptita, Califomia ~ group 1 InC.

43 Exhibit c Building R I 07 Parking Zone --z Lecend: I = Plltcq: Zale 1\bnblr 2li.Z.IU3 --~~~=m~hamsa~~u~iy~id~ing~r~id=7~p~~~~~~~.~~~~~r~-~d~ ~~--~~--~~~~.~, ~ r:!7j engin.ng group,1nc.

44 Exhibit D Building RI07 Observed Peak Parking Demand --z Note: I) Buildi111 Rl 07 observed weekday peak hour for Zone I occurred on Tuesday, MayS, 2012 at2pm. 2) Zone capacity is equal to the number of parking S1311s available per zone. (Includes 20 spaces proposed to be insmlled in the future.) ~2J~I2-~~~~,..,...,..=-:-:::-=-:-=-=-===-==-=--=---=---,----:==---,..,.----,----:==-=---, ~ engin~ring APPUec MEDICAL BUilDING Rl 01 PARKING nudy. Clt;y"' ~~~anmo Sllnta l"'luptm, c.nrom... ~ group, 1 nc.