Planning and Building Agency
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Planning Commission Staff Report
October 27, 2025
Topi
c: CUP No. 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W. McFadden Avenue)
RE
COMMENDED ACTION
A
dopt a resolution approving Conditional Use Permit No. 1982-18-MOD-1, as conditioned.
EXEC
UTIVE SUMMARY
R
ev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (“Applicant”), representing Forty Martyrs Armenian Church (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1 to modify previous entitlement CUP No. 1982-18, allowing a church and private s chool uses. The approved entitlements for the site included Variance No. 1982-20 for a reduction in overall required parking. The Applicant is requesting the modification of CUP No. 1982-18 to facilitate the construction of a new building to modify and expand the existing private school operations at 5311 W.
McFadden Avenue (“Project”). Pursuant to Section 41- 232.5(c) of the Santa Ana Municipal Code (SAMC), private schools located in the Single-family Residence ( R1) zoning district require approval of a CUP . Moreover, pursuant to Section 41- 649, any modification of an approved CUP shall necessitate the refiling of a new application. Staff is recommending approval of the A pplicant’s request due to the facility’s location, proposed operations, and compatibility with surrounding land uses.
DI
SCUSSION
P
roject Description
T
he Project is proposed within an existing 1.7-acre (74,188 sq. ft.) campus, located northwest of the intersection of McFadden Avenue and Euclid Street. The site is currently developed with an existing church building that is 5,500 square feet in size and a private school building 17,500 square feet in size, serving students from pre-kindergarten to sixth grade. The Project proposes to construct a new two- story, 4,846 -square-foot building located at the rear (north) portion of the site. The proposed building will feature contemporary architectural design to complement the existing church and private school facilities. The structure will have a maximum height of 32.5 feet and includes a 13.5- foot ground-level opening to allow vehicular circulation beneath the second-story classrooms.
The second floor will extend over the two-way drive aisle, providing additional classroom space while maintaining safe on-site circulation for staff and visitors.
Exhibit 3 - Planning Commission Staff Report and Exhibit CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
The first floor will include a 274- square-foot lobby, a single- stall restroom, and a 502- square-foot classroom. The second floor will consist of three classrooms measuring 587, 417, and 622 square feet, respectively, a nd a 709-square-foot laboratory. Two of the proposed classrooms are designated to support the existing elementary school grade levels, which currently serves students from pre-kindergarten through sixth grade. These classrooms will provide additional space to reduce the overall class sizes for the existing grade levels. The remaining two classrooms are specifically allocated to accommodate the new seventh and eighth grade levels, thereby allowing the school to expand its curriculum and retain students through middle school. In addition, the proposed laboratory is intended to serve students across all grade levels, from pre-kindergarten through eighth grade.
The existing site maintains the required landscaped setbacks with ground cover, shrubs, and trees. The existing landscape includes three 24- gallon trees, a shrub hedge that is approximately five feet tall and ten feet wide, and drought-tolerant shrubbery along the front-yard setback. Additionally, the site contains 25 trees throughout the parking lot and around the church and existing school buildings, which are proposed to remain.
Furthermore, the site includes an existing playground located at the rear of the property, which also functions as a parking area when the school is not in session. The playground is utilized exclusively during school hours and is used as parking during the church’s hours of operation. No expansion or physical modification of the playground area is proposed as part of this request, and its dual use will continue to operate as it does under existing conditions.
Table 1: Project Location and Information
Item Information
Project Address & Council Ward 5311 West McFadden Avenue (Ward 1) Nearest Intersection Euclid Street and McFadden Avenue
General Plan Designation Low Density Residential (LR-7) Zoning Designation Single-family Residence (R1)
Surrounding Land Uses North Wintersburg Channel and Single Family Residences
East Commercial Center and Cultural Center
South Church and Catholic Grade School
West Church and Single-family Residences
Property Size 1.7 acres (74,188 sq. ft.)
Existing Site Development The site is developed with a school building and a church building.
Use Permissions Allowed with approval of a CUP
Zoning Code Sections Affected Development Standards Section 41-367 through 41-372 Uses Section 41-232.5(a)
Tables 2 below provides a detailed comparison of the P roject’s compliance with the applicable land use and development standards.
Table 2: Development Standards
Standards Required by SAMC Provided
Building Height Maximum 35 Feet Complies; 32.5 Feet
Setbacks Minimum 15 Feet (Front) Complies; 15 Feet
Minimum 5 Feet (Side Interior) Complies; 130.25 Feet
CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
Standards Required by SAMC Provided
Minimum 10 Feet (Rear) Complies; Over 200 Feet
Parking Church: 1 space per every 3
fixed seats plus one space per
50 sq. ft. of floor area without
fixed seats
School: 1.5 spaces per 150 sq.
ft. of classroom floor area and 1
space/office floor area
(110 total spaces required)
88 parking spaces provided. AB
2097, effective on January 1,
2023, restricts local governments
from imposing parking regulations
on commercial and residential
projects that are located within 0.5
miles of a major transit station.
The project and site are eligible
for AB 2097 parking relief.
Enrollment and Operations
The private school currently has a total enrollment of 180 students. The addition of a new building is intended to assist in the retention of students through the eighth grade, therefore, the school is expected to increase in student enrollment by t en to fifteen students, through new enrollments for kindergarten only. Moreover, the Applicant proposes to maintain existing school operations. Table 3 below contains the breakdown of the existing hours of operation for the private school.
Table 3: Project Location and Information
Hours of Operation Type of Use
Monday through Friday 8:00 a.m. to 4:00 p.m. School’s administrative offices Monday through Friday 8:00 a.m. to 3:15 p.m. Regular school hours (Pre-K to Eighth Grade) Monday through Friday 3:30 p.m. to 5:30 p.m. Afterschool activities (i.e., sports and enrichment activities) and aftercare
The regular school year begins the third week of August and ends the following year in June. In addition to the regular school year, the school offers summer camp that operates from July to August for approximately one month for reduced hours, for children between pre-kindergarten and fifth grade. The introduction of the middle school will allow students in sixth and seventh grade to attend summer camp operations as well.
As part of its operations, the private school staggers the recess time for students of all grade levels. The school offers recess from 10:00 a.m. to 10:20 a.m. for pre-kindergarten and kindergarten, 12:00 p.m. to 12:45 p.m. for first through fourth grades, and 12:45 p.m. to 1:30 p.m. for fifth through sixth grades. The recess breaks will continue to remain staggered to ensure that there are no noise concerns from adjacent properties , and the new seventh and eighth grades will have recess from 12:45 p.m. to 1:30 p.m.
The private school’s curriculum requires students in fifth through eighth grades to attend one religion class per week at the church located on the same campus. These classes will be scheduled exclusively during regular school hours as outlined and will not overlap with the church’s worship services or special events. The church will continue to operate during its normal hours, including weeknights, Sundays, and holidays. As such, the religion classes will remain fully compatible with church operations and will not generate conflicts in scheduling or use of facilities.
CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
Traffic and Pick-Up/Drop-Off Operations
The school’s current enrollment of 180 students is managed through staggered dismissal times that effectively distribute pick -up activity throughout the afternoon. Standard dismissal occurs at 3:10 p.m. for kindergarten through sixth grades. Early dismissal happens before noon or between 2:00 p.m. and 3:00 p.m. to avoid disrupting nap time for students in pre-kindergarten. Approximately 30 preschool students are picked up during early dismissal. Additionally, about 40 students in after -school programs are picked up between 3:30 p.m. and 5:30 p.m. Operational procedures, including staff -supervised release of students and on-site monitoring by security personnel, ensure that drop-off and pick-up activities remain orderly and efficient.
The designated pick-up and drop-off area for pre-kindergarten and kindergarten students is located on the adjacent property at 5305 W. McFadden Avenue (APN: 108- 073-16), which is occupied by the Harut Barsamian Armenian Center. As documented in the Focused Traffic Impact Report (Exhibit 7), the church and school campus maintain a shared access agreement with the Armenian Center that allows use of the site for student pick-up and drop- off operations. The shared access agreement optimizes on- site circulation, distributes vehicle activity between two access points, and minimizes queuing along McFadden Avenue. The pick -up and drop-off operations do not interfere with the Armenian Center’s hours of operation, as the center primarily operates during evening hours and weekends when school-related traffic is not present.
Pick-up and drop- off for first through sixth grade students occur within the parking lot located directly in front of the existing school building. This configuration allows for grade- level separation of circulation patterns, improves traffic flow within the campus, and reduces the potential for on-street congestion or conflicts with adjacent land uses.
The proposed Project requires 110 parking spaces subject to Sections 41- 1400 and 41- 1411 of the SAMC for both the school and the church uses. However, the subject site is located within 0.5 mile of four major transit stations. Two stops are located along the east and west side of Euclid Street and the other two stops are located on the north and south side of McFadden Avenue. Therefore, the site qualifies for AB 2097 parking relief, and the proposed 88 parking spaces will not require the need of a variance.
The total parking requirement for the combined uses consists of 36 spaces for the existing school and the proposed new school building and 74 spaces for the church. During regular school hours, when the church is not in operation, 48 parking spaces are available on-site, exceeding the number required for school use. Conversely, during church services and events, a total of 88 parking spaces are available, which surpasses the 74 spaces required for the church. As illustrated on the Parking Demand Analysis (Exhibit 8), the parking supply onsite will provide adequate parking to support the existing school and church land uses and the new proposed school building.
Project Background
In 1982, the Planning Commission approved CUP No. 1982 -18 and Variance No. 1982- 20, allowing the construction of a new church building and a private school designed to CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
serve students in kindergarten through ninth grade. The CUP allowed the church and private school uses in the R1 zoning district and the v ariance allowed the reduction in parking.
At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. While CUP No. 1982- 18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP.
Project Analysis
Conditional Use Permit (CUP) requests are governed by Section 41-638 of the Santa Ana Municipal Code (SAMC), and modifications to existing CUPs require a new application under Section 41-649. A CUP may be granted if it can be demonstrated that the proposed project will not adversely impact the community or conflict with the General Plan.
Additional analysis supporting these findings is provided in the sections below.
The Forty Martyrs Armenian Church Middle School requests a modification to its existing CUP to expand its elementary program (pre-kindergarten through sixth grade) by adding seventh and eighth grades. While the original CUP No. 1982-18 approved educational use up to ninth grade, the existing 17,500-square-foot school building was designed for, and has historically served, only elementary grades. The new building is necessary to accommodate the middle school curriculum.
The Project is not intended to substantially increase enrollment. The new facility is designed for a maximum of 32 additional students, with total enrollment expected to grow gradually from approximately 180 to 195 students, primarily by retaining students who would otherwise leave after sixth grade. This modest growth aligns with the existing campus’s capacity and is not anticipated to result in new significant impacts related to noise, traffic, or parking.
The Project complies with applicable development standards, including building height and setbacks. Although the SAMC typically requires 110 parking spaces for the combined school and church uses, the site provides 88 spaces. This is permissible pursuant to AB 2097, which prohibits local government agencies from requiring parking minimums for qualifying sites within one- half mile of major transit stops. A parking demand analysis confirmed that the 88 on- site spaces adequately meet operational needs, and the site’s access configuration limits spillover parking into adjacent residential areas.
Student Enrollment and Operations
The expansion supports continuity for families by allowing students to remain at the school through eighth grade. The school’s staggered recess schedule , with breaks at 10:00–10:20 a.m., 12:00 –12:45 p.m., and 12:45 –1:30 p.m., will remain in place to limit the number of students outdoors at one time and minimize potential noise impacts.
CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
Students in grades five through eight will continue to attend weekly religion classes in the on-site church during regular school hours. Th ese classes will not conflict with church services or create additional operational impacts. Moreover, the school year will continue to operate on the current academic calendar (August through June) with limited summer programming. No new evening or weekend activities are proposed beyond those already in place, ensuring that the expanded program remains consistent with existing operations.
Noise and Lighting
The Project will not create significant noise or lighting impacts. Outdoor play areas will remain as they are, and no new outdoor facilities are proposed. Staggered recess periods will continue to minimize outdoor activity at any one time. No amplified outdoor sound equipment is proposed, and all activities will continue to comply with the City’s n oise ordinance (SAMC Chapter 18).
The new building will include standard security lighting for safety. All fixtures will be equipped with dimmer switches. Additionally, the fixtures will be shielded and directed downward to prevent glare or spillover onto adj acent residential properties. The P roject will continue to comply with the City’s outdoor lighting standards, ensuring that nighttime illumination is limited to what is necessary for security. Because the expansion involves only a small increase in enrollm ent and no significant changes to outdoor facilities or lighting, it will not alter the acoustic or visual environment of the surrounding neighborhood.
Traffic and Circulation
The Project will not result in significant traffic or circulation impacts. A focused traffic study determined that the modest enrollment increase, primarily due to retaining existing students, will not generate substantial additional vehicle trips during peak periods. The school effectively manages circulation through staggered dism issal times, 3:10 p.m. for kindergarten through sixth grade, earlier pick -ups for preschool, and 3:30– 5:30 p.m. for after-school programs. Staff-supervised loading zones and on-site security personnel will continue to ensure orderly circulation and pedestrian safety.
Compatibility with Surrounding Uses
The Project site is surrounded by residential neighborhoods to the north and west, a commercial and cultural center to the east, and other religious and educational facilities to the south. Primary access from McFadden Avenue limits traffic intrusion into nearby residential areas. The proposed two- story building’s contemporary architectural design complements the existing church and school facilities and enhances the overall campus character. Its location at the rear of the property reduces visual impacts on neighboring streets and residences.
Overall, the Project is compatible with surrounding institutional and residential uses and will not introduce new adverse impacts related to traffic, noise, or lighting. With compliance with the City’s operational standards and conditions of approval, the P roject CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
will continue to support a community -serving use consistent with Santa Ana’s goals for neighborhood cohesion and access to educational resources.
General Plan Consistency
The new proposed school building will not adversely affect the General Plan, as the granting of the CUP would be consistent with various goals and policies of the General Plan. The approval of the proposed Project will be consistent with the General Plan land use designation of Low Density Residential (LR -7), which is intended to preserve residential neighborhoods . The proposed expansion to the existing private school will contribute to the creation of a complete neighborhood, as inte nded by the General Plan.
Furthermore, approval of this application would be consistent with several goals and policies of the General Plan, specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below.
Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles . The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. As mentioned above, the church campus is not accessed from any of the surrounding residential communities. Therefore, t he proposed school building will maintain the aspect of the neighborhood while providing an added service to the community.
Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs.
Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events.
Goal LU-3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU -3.1 supports new development which provides a net community benefit and contributes to neighborhood character and identity. The proposed Project will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed architecture is meant to improve the site’s character and the surrounding community.
Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU- 4.1, promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. As proposed, the P roject will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity. The school will act as an added service for the neighboring properties and nearby neighborhoods.
CUP No . 1982-18-MOD-1 – Forty Martyrs Armenian Church Middle School (5311 W.
McFadden Avenue)
October 27, 2025
Public Notification
Public notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,0 00-foot notification radius map, and the site posting are provided in Exhibit 9. There are no established neighborhood associations in the vicinity as the property is surrounded by industrial and commercial uses within the 1,000-foot radius. At the time this report was printed, no issues of concern were raised regarding the proposed CUP.
ENVIRONMENTAL IMPACT
In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school grounds where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student capacity by more than 25 percent and it only proposes to add four classrooms and one laboratory . Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for this Project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBITS
1. Resolution
2. Vicinity Zoning and Aerial Map
3. Site Photos
4. Site Plan
5. Floor Plan
6. Elevations
7. Focused Traffic Study
8. Parking Demand Analysis
9. Copy of Public Notices
Submitted By:
Fernanda Arias Hernandez, Associate Planner
Approved By:
Ali Pezeshkpour, AICP, Executive Director, Planning and Building Agency
Resolution No. 2025-XX
RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 1982-18-MOD-1 AS CONDITIONED ,
MODIFYING CUP NO. 1982 -18, TO FACILITATE THE
CONSTRUCTION OF A NEW PRIVATE SCHOOL BUILDING
WITHIN AN EXISTING CHURCH CAMPUS LOCATED AT
5311 WEST MCFADDEN AVENUE (APN: 108-073-13)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows:
A. Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (“Applicant”), representing Forty Martyrs Armenian Church (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 1982-18-MOD-1 to facilitate the construction of a new building at 5311 W.
McFadden Avenue for a private school that was originally approved under CUP No. 1982-18 and Variance No. 1982-20 (“Project”);
B. Pursuant to Santa Ana M unicipal Code (“SAMC”) Section 41 -232.5(c), a Conditional Use Permit is required for private schools in the Single-Family Residence (R1) zoning district within the City of Santa Ana; C. Pursuant to Section 41-649 of the SAMC, any modification of an approved CUP shall necessitate the refiling of a new application; D. In 1982, the Planning Commission reviewed and approved CUP No. 1982- 18 and Variance 1982-20 to allow the construction of a new church building and a private school designed to serve students in kind ergarten through ninth grade . At the time of construction, the private school facility was designed to accommodate elementary students, serving pre-kindergarten through sixth grade. While CUP No. 1982-18 allowed the private school use extending through ninth grade, the 17,500-square-foot building did not provide the necessary floor area or capacity to serve students above the sixth grade. Furthermore, the school’s operational program and curriculum were limited to elementary education, and no middle school grades were implemented under the existing CUP;
E. On February 9, 2023, the Applicant submitted a Development Project Review (DP) application to the City for the construction of a new two-story, 4,846-square-foot building located at the rear (north) portion o f the site.
The first floor will include a 274-square-foot lobby, a single-stall restroom, and a 502 -square-foot classroom. The second floor will consist of three classrooms measuring 587, 417, and 622 square feet, respectively, and a 709-square-foot laboratory. The construction of the new building will allow the introduction of the new middle school grades (seventh and eighth);
Resolution No. 2025-XX
F. On August 27, 2025, the Applicant submitted CUP No. 1982-18-MOD-1 requesting approval to facilitate the construction of the new private school building that will serve the middle school grades;
G. CUP No. 1982 -18-MOD-1 constitutes a modification to the previously approved CUP No. 1982-18 for the purpose of facilitating the construction of a new classroom building to serve the exis ting private school. This modification supplements, but does not supersede, the original CUP. All conditions and entitlements established under CUP No. 1982 -18 shall remain valid and in full effect, except as specifically amended herein to reflect the scope of the proposed improvements.
H. On October 27, 2025, the Planning Commission held a duly noticed public for the Project;
I. The Planning Commission determines that the following findings, which must be established in order to grant this CUP pursuant to SAMC Section 41-638, have been established for CUP No. 1982-18-MOD-1 to allow a new private school building within the R1 zoning district as follows:
1. That the proposed use will provide a service or facility which will contribute to the general well -being of the neighborhood or the community.
The proposed Project will provide a new two -story private school building to accommodate middle school students
(seventh and eighth grades) within the existing Forty Martyrs Armenian Church campus. This expansion will allow students who are already enrolled at the schoo l to continue their education through the eighth grade without the need to
transfer to another institution. By retaining students and extending the academic program, the Project will enhance educational continuity for families, reduce the need for additional school commuting outside the neighborhood, and strengthen the long-term stability of the school community. As such, the proposed use will provide a valuable educational service and contribute positively to the general well -being of the surrounding neigh borhood and the broader Santa Ana community.
2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.
The proposed middle school building will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The Project is located within an existing church and school campus that has historically operated as an educational facility. The p roposed expansion is modest in
Resolution No. 2025-XX
scale, limited to four classrooms and one laboratory with a maximum capacity of 32 students, and is intended primarily to retain existing students rather than generate substantial new enrollment. Traffic, parking demand, and noise levels are expected to remain consistent with current operations, as dismissal times are already staggered and closely managed by staff to ensure orderly circulation. In addition, playground and campus activities are existing uses that will continue to comply with the City’s noise ordinance and will be buffered by setbacks, perimeter walls, and landscaping. Accordingly, the Project will operate safely within the site’s capacity and will not create adverse impacts to surrounding residences or businesses.
3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area.
The proposed use will not adversely affect the present
economic stability or future economic development of
surrounding properties. The Project is located within an established church and school campus that has operated for decades without creating negative economic impacts on
nearby residential or commercial uses. The expansion is limited in scope, designed to accommodate existing students as they progress into the middle school grade levels, and will not substantially increase overall enrollment. As such, no new burdens on parking, traffic circulation, or neighborhood infrastructure are anticipated. The Project is expected to support neighborhood vitality and complement surrounding land uses by maintaining a stable student population and providing a long -term educational resource within the
community. Therefore, the proposed use will not detract from the economic stability and development potential of the area.
4. That the proposed use shall comply with the regulations and conditions specified in Chapter 41 for such use.
The proposed use will comply with all applicable regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for schools located within the R1 zoning district. The Project has been designed to conform with development standards, includin g building height, setbacks, and site access requirements. Although the site provides 8 8 on-site parking spaces, fewer than the 110 spaces otherwise required, the Project qualifies for parking relief under Assembly Bill ( AB) No. 2097 due to its proximity to a major transit corridor, and therefore remains compliant with state and local regulations. Furthermore, conditions of approval will
Resolution No. 2025-XX
ensure continued compliance with operational standards
related to traffic circulation, noise, and safety. Accordingly, the proposed use satisfies all applicable zoning code
requirements and conditions for approval.
5. That the proposed use will not adversely affect the General Plan or any specific plan of the City.
The new proposed school building will continue to complete the residential neighborhood as intended by the General Plan.
Furthermore, approval of this application would be consistent with several goals and policies of the General Plan,
specifically Goals 1, 2, 3, and 4 of the Land Use (LU) Element as discussed below.
Goal LU-1 seeks to provide a land use plan that improves the quality of life and respects the existing community. Moreover, Policy LU-1.1 seeks to foster the compatibility between land uses to enhance livability and promote healthy lifestyles. The proposed Project will continue to provide a private school to the surrounding community, without disrupting the existing community. The church campus is not accessed from any of the surrounding residential communities. Therefore, th e proposed school building will maintain the aspect of the neighborhood while providing an added service to the
community.
Goal LU-2 seeks to provide a balance of land uses that meet Santa Ana’s diverse needs. Moreover, Policy LU-2.3 seeks to provide a diversity of land uses that support residents, visitors, and businesses, such as areas for community gatherings. The proposed Project will continue to provide a school use where the community can gather during hours of operation and/or during special events.
Goal LU -3 seeks to preserve and improve the character of existing neighborhoods and districts. Moreover, Policy LU-3.1 supports new development which provides a net community benefit and contributes to neighborhood character and
identity. The proposed P roject will provide additional square footage to the existing school use and church campus. As mentioned above, the new school building will not disrupt the existing neighborhood. Additionally, the proposed
architecture is meant to improve the site’s chara cter and the surrounding community.
Goal LU-4 supports a sustainable City through improvements to the built environment and a culture of collaboration. Policy LU-4.1, promotes complete neighborhoods by encouraging a
Resolution No. 2025-XX
mix of complementary uses, community services, and people places within a walkable area. As proposed, the Project will promote a complete neighborhood by providing school uses to the surrounding residential community within the vicinity.
The school will act as an added service for the neighbor ing properties and nearby neighborhoods.
Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review per Section 15314 (Class 14 – Minor Additions to School). The Class 14 exemption consists of minor additions to existing schools within existing school ground s where the addition does not increase the original student capacity by more than 25 percent or ten classrooms. The proposed school will not increase the student cap acity by more than 25 percent and it only proposes to add four classrooms and one laboratory. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-34, will be filed for this Project.
Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of , or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing , hereby approves Conditional Use Permit No. 1982-18-MOD-1, as conditioned in Exhibit A, attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to , the Request for Planning Commission Action dated October 27, 2025, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference.
Resolution No. 2025-XX
ADOPTED this 27th day of October 2025 by the following vote.
Isuri S. Ramos
Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho
City Attorney
By:
Melissa M. Crosthwaite
Senior Assistant City Attorney
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
Resolution No. 2025-XX
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Gema Zapien, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 202 5-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on October 27, 2025.
Date: ________________ ____________________________________ Gema Zapien
Recording Secretary
City of Santa Ana
Resolution No. 2025-XX
EXHIBIT A
Conditions of Approval for Conditional Use Permit No. 1982-18-MOD-1
Conditional Use Permit No. 1982 -18-MOD-1 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations.
Except as otherwise provided, t he Applicant must comply in full with each and every condition listed below prior to exercising the righ ts conferred by this Conditional Use Permit.
The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of this Conditional Use Permit.
1. All proposed site and building improvements must conform to any required plan check and permit requirements of the City and any other partner or contracted regulatory agencies.
2. Any proposed amendment to this CUP must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Conditional Use Permit must be amended.
3. Prior to the issuance of a ny building permits, the App licant shall submit a landscape and irrigation plan for the entire site to the Planning Division for review and approval. The landscape and irrigation shall comply with the zoning district's landscape standards, the Water Efficient Landscape Ordinance (WEL O), and the Citywide Design Guidelines.
4. All landscaping shall be installed per the approved landscape and irrigation plan.
In addition, all landscaping shall be evergreen, be required to be maintained throughout the lifetime of the CUP, and shall be requ ired to be maintained in a healthy manner. Moreover, any unhealthy or dead landscaping shall be required to be removed and replaced in-kind.
5. The total enrollment of the private school shall not exceed 195 students at any time, including the expansion of seventh and eighth grades. This cap reflects the operational assumptions analyzed for this Conditional Use Permit. Any proposal to increase enrollment beyond this number shall require an amendment to this Conditional Use Permit.
6. All outdoor play and recre ation activities, including recess and physical education, shall be conducted only within the designated existing outdoor play areas as shown on the approved site plan. All such activities shall comply at all times with the City’s Noise Ordinance (SAMC 18). The use of outdoor amplified sound equipment is prohibited unless specifically authorized by the Planning Division through a subsequent discretionary approval.
Resolution No. 2025-XX
7. Prior to issuance of any building permits, the Applicant shall submit a parking management plan (PMP) to the Planning Division for review , which must be approved prior to issuance of a certificate of occupancy. The PMP shall detail management strategies for special events to minimize potential parking and circulation impacts onto surrounding properties and City roadways.
8. The private school’s dismissal times must remain staggered and a dismissal schedule shall be submitted to the Planning Division for review and approval.
Dismissal time for students in kindergarten through sixth grade shall begin at 3:10 p.m., and after-school programs shall be dismissed between 3:30 p.m. and 5:30 p.m.
9. The Parking Management Plan (PMP), as approved by the Planning Division, shall be implemented at all times . The PMP shall be kept on site and made available to City staff upon request. If the City receives substantiated complaints related to parking or circulation, the Planning Manager may require the Applicant to update and re -submit the PMP for review and appr oval to ensure continued compliance.
10. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code.
11. The Applicant shall post in a conspicuous location at the entry to the building the contact information for the responsible onsite manager, including full name, phone number, and emergency or backup phone number, in case of noise and related operational complaints.
12. Site illumination levels must remain in compliance with Section 8 -211 (Special Commercial Building Provisions) of the Santa Ana Municipal Code at all times.
A lighting plan illustrating that all fixtures will be equipped with dimmer switches and all fixtures will be shielded and directed downward to prevent glare or spillover onto adjacent residential properties must be submitted to the Planning Division for review and approval prior to the issuance of Building permits.
13. Site exterior noise levels must remain in compliance with Section 18 -312 (Exterior Noise Standards) of the Santa Ana Municipal Code at all times.
14. At any time that vehicle stacking extends beyond the entrance to the site, the owner/operator shall provide field staff as reasonably required to expedite/facilitate site circulation, assist with onsite parking, and prevent vehicles from blocking onsite parking spaces, drive aisles, sidewalks and bicycle lanes, and/or queuing onto public roadways. A stacking plan illustrating vehicle stacking management in parking areas shall be reviewed and approved by Planning Staff and shall be posted and maintained onsite.
15. Copies of all required entitlements shall be kept at the site at all times and be made available to any City official upon request.
Resolution No. 2025-XX
16. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements loca ted thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed Agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The Agreement shall contain covenants, conditions and restrictions relating to the following:
a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; imple mentation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing , etc.);
b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses);
c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable;
d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);
e. If Applicant and the owner of the property are different (e. g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms;
f. The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense,
Resolution No. 2025-XX
unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the Agreement;
g. The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equival ent to the actual costs and/or expense incurred by the City; and
h. The execution and recordation of the Agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement.
Conditional Use Permit No. 1982-18-MOD-1
5311 W. McFadden Avenue
Exhibit 2 - Vicinity Map and Aerial View
© 2025 LightBox. All rights reserved.
400 feet
Exhibit 3 – Site Photos
Conditional Use Permit No. 1982-18-MOD-1
5311 W. McFadden Avenue
84-EV
80-EV
81-EV
82-EV
83-EV
74 7576 68
69 7071
72 73
49 50 52
51 54 55
5653 57
58 59 60
61 63646667 6265
777879
3 245
6 78 1
EXISTING CHURCH BUILDING
ADJACENT BUILDING - NOT IN SCOPE
ADJACENT BUILDING - NOT IN SCOPE
ADJACENT BUILDING - NOT IN SCOPE
9 10
11 12
EXISTINGROOFEDTRASH
ENCLOSURE
25 26
27 29
32 33
34 36
37 38
39 40 42
43 28
35 41
4744
45 46
48 23
24 30
31 15
16 17 18 19 20 2221
ZERO LOT LINE
ZERO LOT LINE
EXIT DISCHARGE LANE
(20' MIN.)
EXIT DISCHARGE LANE
(20' MIN.)
RECYCLING
TRASH
FOOD WASTE
13 14
DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP DROP-OFF/PICK-UP
PARKING TABULATION
EXISTING CHURCH / ELEMENTARY SCHOOL=
CUP NO. 82-1
VARIANCE NO. 82-2082 PARKING SPACES REQUIRED
EXISTING NON-PERMITTED MULTI-PURPOSE ROOM
AND STORAGE (619 S.F.) SEC. 41-1420 (a) = 4 PARKING SPACES REQUIRED NEW ELEMENTARY SCHOOL CLASSROOM BUILDING = 4,880 S.F.
SEC 41-1400 ELEMENTARY SCHOOL =1.5 PARKING SPACES PER EACH CLASSROOM (5 CLASSROOMS) 8 SPACES REQUIRED
TOTAL = 94 SPACES REQUIRED (4 SPACES TOTAL TO BE ADA)
86 SPACES PROVIDED
11% SHORT ON PARKING
(EV CHARGING SPACES REQUIRED (Table 5.106.5.3.3)5 EV SPACES REQUIRED / 5 PROVIDED) CITY OF SANTA ANA APPROVED TOTAL OCCUPANCY OF CHURCH BUILDING = 320
K E Y N O T E S - S I T E P L A N
G E N E R A L S I T E P L A N N O T E S
L E G E N D
LEGEND
NOTES
KEYNOTES
A1.1
SITE PLAN
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,
COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE
ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
DEV. PROJECT REV. RESUBMITTAL
PLAN CHECK SUBMITTAL
DEVELOPMENT PROJECT REVIEW
ISSUED FOR BID
Issuance
DateDescription
Revision
Date No. Description
ISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210
www.jgartner.com
Sheet Title
Project No.:Sheet No.:
Print Date:
ARCHITECTURE
PLANNING / INTERIORS
PROJECT MANAGEMENT
Architect
Project Name and Location
Consultants
F O R T Y M A R T Y R S A R M E N I A N
C H U R C H M I D D L E S C H O O L
S I T E E X P A N S I O N
5 3 1 1 W E S T M C F A D D E N A V E N U E
S A N T A A N A , C A 9 2 7 0 4
10 June 2025
S I T E P L A N - N E W E D U C A T I O N B U I L D I N G Exhibit 4 - Site Plan
LOBBY
CLASSROOM
UP
ELEV.
RESTROOM
STORAGE
FIRST FLOOR = 1,154 S.F.
SECOND FLOOR = 3,669 S.F.
TOTAL = 4,823 S.F.
UP
FIRST FLOOR PLAN
A2.1
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,
COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE
ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
DEV. PROJECT REV. RESUBMITTAL
PLAN CHECK SUBMITTAL
DEVELOPMENT PROJECT REVIEW
ISSUED FOR BID
Issuance
DateDescription
Revision
Date No. Description
ISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210
www.jgartner.com
Sheet Title
Project No.:Sheet No.:
Print Date:
ARCHITECTURE
PLANNING / INTERIORS
PROJECT MANAGEMENT
Architect
Project Name and Location
Consultants
F O R T Y M A R T Y R S A R M E N I A N
C H U R C H M I D D L E S C H O O L
S I T E E X P A N S I O N
5 3 1 1 W E S T M C F A D D E N A V E N U E
S A N T A A N A , C A 9 2 7 0 4
10 June 2025
F I R S T F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N G SCALE: 1/4" = 1'-0"
Exhibit 5 - Floor Plan
CLASSROOM
CLASSROOM
GIRLSRESTROOMBOYSRESTROOM
ELEV.
DN.
LABORATORYCLASSROOM
CLASSROOM
FIRST FLOOR = 1,154 S.F.SECOND FLOOR = 3,669 S.F.TOTAL = 4,823 S.F.
SKYLIGHTABOVE
DN.
SECOND FLOOR PLAN
A2.2
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL
DEVELOPMENT PROJECT REVIEW
ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:
Print Date:
ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
S E C O N D F L O O R P L A N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"
FORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOLFORTY MARTYRS ARMENIAN CHURCH MIDDLE SCHOOL
EXTERIOR ELEVATIONS
A5.0
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,
COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE
ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
DEV. PROJECT REV. RESUBMITTAL
PLAN CHECK SUBMITTAL
DEVELOPMENT PROJECT REVIEW
ISSUED FOR BID
Issuance
DateDescription
Revision
Date No. Description
ISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210
www.jgartner.com
Sheet Title
Project No.:Sheet No.:
Print Date:
ARCHITECTURE
PLANNING / INTERIORS
PROJECT MANAGEMENT
Architect
Project Name and Location
Consultants
F O R T Y M A R T Y R S A R M E N I A N
C H U R C H M I D D L E S C H O O L
S I T E E X P A N S I O N
5 3 1 1 W E S T M C F A D D E N A V E N U E
S A N T A A N A , C A 9 2 7 0 4
10 June 2025
S O U T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N G SCALE: 1/4" = 1'-0"
W E S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N G SCALE: 1/4" = 1'-0"
F I N I S H S C H E D U L E
Exhibit 6 - Elevations
LEGENDNOTESKEYNOTESEXTERIOR ELEVATIONS
A5.1
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED, COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
DEV. PROJECT REV. RESUBMITTALPLAN CHECK SUBMITTAL
DEVELOPMENT PROJECT REVIEW
ISSUED FOR BID
IssuanceDateDescription
RevisionDate No.DescriptionISSUED FOR CONSTRUCTION
Stamp and Signature
Phone 714.560.9210 www.jgartner.com
Sheet Title
Project No.:Sheet No.:
Print Date:
ARCHITECTURE PLANNING / INTERIORS PROJECT MANAGEMENT
Architect
Project Name and Location
ConsultantsFORTY MARTYRS ARMENIANCHURCH MIDDLE SCHOOLSITE EXPANSION5311 WEST MCFADDEN AVENUESANTA ANA, CA 92704 10 June 2025
N O R T H E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0" E A S T E L E V A T I O N - P R O P O S E D E D U C A T I O N B U I L D I N GSCALE: 1/4" = 1'-0"
F I N I S H S C H E D U L E
FOCUSED TRAFFIC IMPACT STUDY
Forty Martyrs Armenian Church Middle School
5311 West McFadden Avenue
In the City of Santa Ana
Date: March 17, 2025
Prepared For:
Forty Martyrs Armenian Church Middle School
5311 West McFadden Ave
Santa Ana, CA 92704
Prepared By:
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210
Tustin, CA 92780
(714) 832-2116
Exhibit 7
TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................ 2 INTRODUCTION ............................................................................................................. 4 STUDY SCENARIOS ...................................................................................................... 8 EXISTING CONDITIONS ................................................................................................ 9 TRIP GENERATION ..................................................................................................... 12 TRIP DISTRIBUTION .................................................................................................... 13 TRAFFIC ASSIGNMENT .............................................................................................. 13 EXISTING CONDITIONS PLUS PROJECT .................................................................. 16 PRE-PROJECT COMPLETION .................................................................................... 18 POST-PROJECT COMPLETION.................................................................................. 20 THRESHOLD OF SIGNIFICANT IMPACT ................................................................... 22 LEFT-TURN QUEUE ANALYSIS ................................................................................. 23 CURRENT DROP-OFF AND PICK-UP OPERATIONS (PK-6) .................................... 24 PROPOSED DROP-OFF AND PICK-UP FOR MIDDLE SCHOOL .............................. 25 SITE ACCESS .............................................................................................................. 26 ON-SITE CIRCULATION .............................................................................................. 26
LIST OF EXHIBITS
Exhibit 1. Vicinity Map 5
Exhibit 2. Site Plan 6
Exhibit 3. Floor Plan 7
Exhibit 4. Existing Lane Configurations and Traffic Volumes 11 Exhibit 5. Trip Distribution 14
Exhibit 6. Trip Assignment 15
Exhibit 7. Existing plus Project Traffic 17
Exhibit 8. Pre-Project Completion (2026) Traffic Volumes 19 Exhibit 9. Post-Project Completion Traffic Volumes 21
Exhibit 10. Pick-Up and Drop-Off Area Map 25
LIST OF TABLE
Table 1. LOS Definition – Signalized Intersections (ICU Analysis) 8 Table 2. LOS Definition - Roadway Segment 8
Table 3. Existing Conditions – ICU Analysis 9
Table 4. Existing Conditions – Roadway Segment Analysis 10 Table 5. Trip Generation Rate 12
Table 6. Project Trip Generation 12
Table 7. Existing Conditions Plus Project – ICU Analysis 16 Table 8. Existing Conditions Plus Project – Roadway Segment Analysis 16 Table 9. Pre-Project Completion (2026) Conditions – ICU Analysis 18 Table 10. Pre-Project Completion (2026) Conditions – Roadway Segment Analysis 18 Table 11. Post-Project Completion (2026) Conditions – ICU Analysis 20 Table 12. Post-Project Completion (2026) Conditions – Roadway Segment Analysis 20 Table 13. Project Impact Analysis – Existing Conditions 22 Table 14. Project Impact Analysis – Opening Year (2026) 22 Table 15. Queue Analysis – Existing Conditions 23
Table 16. Queue Analysis – Year 2026 After Project Completion 2 3
Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focuse d Traffic Impact Study
K2 Traffic Engineering, Inc. 1
Focused Traffic Impact Study
Forty Martyrs Armenian Church Middle School
5311 West McFadden Ave, Santa Ana
Prepared under the supervision of
Jende Kay Hsu, P.E., T. E.
Lic. # T2285
Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focuse d Traffic Impact Study
K2 Traffic Engineering, Inc. 2
EXECUTIVE SUMMARY
Forty Martyrs Armenian Apostolic Church is an existing religiou s facility located at 5311 West McFadden Avenue in the City of Santa Ana. The project site currently consists o f a church building of 5,500 square feet and an educational building of 17,500 square feet for Ari Guiragos Minassian School (PK-6), which is a subsidiary of the church.
The church is seeking city’s approval to construct a two-story educational building of 4,846 square feet for classroom s and laboratory of the proposed middle school (Grade 7 & 8). The proposed build ing will accommodate 7 th a n d 8th grade students with a maximum capacity of 32 students. C onsistent with the existing A ri Guiragos Minassian School (PK-6), the proposed Middle School will open Monday thro ugh Friday, and will be closed on weekends.
The project is expected to gener ate 21 trips in the AM peak hou r, including 11 inbound and 10 outbound trips, 5 trips in the PM peak hour, including 2 inbound and 3 outbound trips, and 67 daily trips. The project does not have a signific ant traffic impact and mitigation measure is not required. The intersection of McFadde n Avenue and Euclid Street will maintain LOS "D" or better for weekday AM and PM peak hours in each study scenario. Therefore, mitigation measure is not required.
The project site provides two existing access driveways on McFa dden Avenue. The west driveway provides ingress and egress access to and from bo th directions. The east driveway allows egress traffic only. Both driveways are ex pected to operate at acceptable level of services for the project opening year plus project conditions. It is necessary that the height of shr ubs, planting, and other visual obstructions be limited to a maximum height of thirty inches to maintain sufficient corner sight distance at the driveways.
Student drop-off and pick-up times are staggered and monitored by school staff and security staff. In addition, arrangements are made with the adj acent Harut Barsamian Armenian Center to divert preschool drop-off and pick-up in its parking lot. Drop-off and Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focuse d Traffic Impact Study
K2 Traffic Engineering, Inc. 3 pick-up activities are monitored by school staff and security s taff, and the operations have been well organized and effici ent. The project is expected to have no or minimal impact for drop-off and pick-up activities.
On-site circulation appears e fficient and safe without unnecess ary bottlenecks. In general, the likelihoods of on-site congestion and traffic queu e are low. The site plan is subject to review and approval by the Fire Department, Planning Department and Traffic Engineer.
The project is screened out from VMT assessment. The project ca n be assumed to have no or less than significant VMT impact.
Forty Martyrs Armenian Church Middle School March 17, 2025 5311 West McFadden Ave, Santa Ana Focuse d Traffic Impact Study
K2 Traffic Engineering, Inc. 4
INTRODUCTION
Forty Martyrs Armenian Apostolic Church is an existing religiou s facility located at 5311 West McFadden Avenue in the City of Santa Ana. The s ite is situated on McFadden Avenue approximately 250 feet wes t of Euclid Street. The projec t site currently consists of a church building of 5,500 s quare feet and an educational bu ilding of 17,500 square feet for Ari Guiragos Minassian School (PK-6), which is a subsi diary of the church.
Vicinity map is shown in Exhibit 1. The existing site plan is shown in Exhibit 2.
The church is seeking city’s approval to construct a two-story educational building of 4,846 square feet. This new build ing will provide three classro oms and a multipurpose room with intended uses such as s tudy room, computer lab, and/o r library. The proposed floor plans are shown in Exhibit 3. Only two of these classrooms will be used by the proposed middle school for Grades 7 & 8 with a maximum o ccupancy of 16 students in each classroom. The third classroom will be used by t h e e x i s t i n g A r i Guiragos Minassian School for PK-6
th grades.
Consistent with the existing Ari Guiragos Minassian School (PK-6), the proposed Middle School will open Monday through Fr iday, and will be closed on w eekends. The purpose of this study is to provide an evaluation of the traffic impact for the proposed educational building.
PROJECT SITE
EXHIBIT 1. VICINITY MAP
No Scale
NORTH
No Scale
K2 Traffic Engineering, Inc.
84-EV
80-EV
81-EV
82-EV
83-EV
74 75 7668
69 70 71
72 73
49 5052
51 5455
56 5357
58 5960
61 63 64
66 6762 65
77 78 79
32 4 5
6 7 81
EXISTING CHURCH BUILDING
ADJACENT BUILDING - NOT IN SCOPE
ADJACENT BUILDING - NOT IN SCOPE
ADJACENT BUILDING - NOT IN SCOPE
9 10
11 12
EXISTINGROOFEDTRASH
ENCLOSURE
25 26
27 29
32 33
34 36
37 38
39 4042
43 28
354147 44
45 46
48 23
24 30
31 1516
17 18
19 20
22 21
ZERO LOT LINE
ZERO LOT LINE
EXIT DISCHARGE LANE
(20' MIN.)
EXIT DISCHARGE LANE
(20' MIN.)
RECYCLING
TRASH
FOOD WASTE
13 14
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,
COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE
ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
Issuance
Date Description
Revision
Date No. Description
Stamp and Signature
Sheet Title
Project No.: Sheet No.:
Print Date:
Architect
Project Name and Location
Consultants
FORTY MARTYRS ARMENIAN
CHURCH MIDDLE SCHOOL
SITE EXPANSION
5311 WEST MCFADDEN AVENUE
S A N T AA N A ,C A9 2 7 0 4
12 July 2024
EXHIBIT 2. SITE PLAN
PROPOSED TWO-STORY
EDUCATIONAL BUILDING
LOBBY
CLASSROOM
UP
ELEV.
RESTROOM
STORAGE
CLASSROOM
CLASSROOM
GIRLS
RESTROOM BOYS
RESTROOM
ELEV.
DN.
LABORATORY
CLASSROOM
CLASSROOM
SKYLIGHT
ABOVE
DRAWINGS, SPECIFICATIONS, IDEAS, DESIGNS, AND ARRANGEMENTS
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. NO PART THEREOF SHALL BE REPRODUCED,
COPIED, ADAPTED, DISCLOSED, DISTRIBUTED, SOLD, PUBLISHED OR
USED WITHOUT PRIOR WRITTEN CONSENT OF AND APPROPRIATE
COMPENSATION TO THE ARCHITECT. VISUAL CONTACT WITH THE
ABOVE DRAWINGS OR SPECIFICATIONS SHALL CONSTITUTE
CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
Issuance
Date Description
Revision
Date No. Description
Stamp and Signature
Sheet Title
Project No.: Sheet No.:
Print Date:
Architect
Project Name and Location
Consultants
FORTY MARTYRS ARMENIAN
CHURCH MIDDLE SCHOOL
SITE EXPANSION
5311 WEST MCFADDEN AVENUE
SANTA ANA, CA 92704
12 July 2024
EXHIBIT 3. FLOOR PLANS
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STUDY SCENARIOS
In accordance with the scoping agreement, this study includes t he following study scenarios:
i. Existing Conditions
ii. Existing Conditi ons with Project
iii. Future Traffic (2026) without Project
iv. Future Traffic (2026) with Project
In this study, two methodologies have been used to perform the traffic analysis and determine the level of service ( LOS). Consistent with Orange Co unty Congestion Management Program, Intersection Capacity Utilization (ICU) met hod is the technique used to assess the operation of si gnalized intersections. The s tudied intersection is McFadden Avenue and Euclid Street , and traffic data collection and LOS analysis for this signalized intersection are also included. Table 1 provides the definition for LOS associated with values of volume-to-capacity ratios (V/C).
Table 1. LOS Definition – Signalized Intersections (ICU Analysis) LOS V/C Ratio
A 0.00 – 0.60
B 0.61 – 0.70
C 0.71 – 0.80
D 0.81 – 0.90
E 0.91- 1.00
F > 1.00
Average Daily Traffic (ADT) analysis has been used to assess th e operation of roadway segment. Table 2 provides the LOS definition for McFadden Avenue at the site fr ontage.
Table 2. LOS Definition - Roadway Segment
Roadway Classification Configuration A B C D E F
McFadden
Ave
Secondary
Arterial
4 Lanes
Undivided 15,000 17,500 20,000 22,500 25,000 >25,000
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EXISTING CONDITIONS
Project site is situated at 5311 West McFadden Avenue, approximately 250 feet west of Euclid Street. McFadden Avenue is a four-lane undivided secondary arterial with a two- way-left-turn lane at the site f rontage. The posted speed limit is 40 mph in the project vicinity.
Euclid Street is a major arterial with two northbound lanes and three southbound lanes and left-turn lanes at major intersections. The intersection of McFadden Avenue and Euclid Street is controlled by traffic signals. The posted spee d limit is 40 mph in the project vicinity.
Traffic counts of AM and PM peak hour turning movements were co llected on Wednesday, January 22, 2025. Traffi c volumes and lane configura tions at the study intersection are shown in Exhibit 4. Complete traffic data can be found in Appendix A.
Table 3 summarizes the results of LOS analysis using ICU methodology. As shown, the study intersection currently operates at LOS "D" or better in the AM and PM peak hours.
The analysis worksheets can be found in Appendix B.
Table 3. Existing Conditions – ICU Analysis
Intersection AM Peak Hour PM Peak Hour
LOS V/C LOS V/C
McFadden Ave at Euclid St C 0.790 D 0.821
Average Daily Traffic (ADT) on McFadden Avenue is estimated ten t i m e s t h e t r a f f i c volumes at the site frontage in the AM peak hour. Table 4 summarizes the results of LOS analysis based on existing roadway segment ADT analysis. As shown, the segment of McFadden Avenue at site frontage is currently operating at LOS "A".
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McFadden Ave Secondary Arterial 14,590 A
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TRIP GENERATION
Passenger vehicle trips are estimated using the rates and metho dologies outlined in "Trip Generation" , 11 th Edition, published by the Institut e of Transportation Engineer s (ITE). Applicable trip generation rates are shown in Table 5.
Table 5. Trip Generation Rate
LAND USE
(ITE CODE)
DAILY
AM PEAK HOUR
PM PEAK HOUR
UNIT RATE IN OUT RATE IN OUT
Middle School (522) Students 2.10 0.67 54% 46% 0.15 48% 52% The project is expected to gener ate 21 trips in the AM peak hou r, including 11 inbound and 10 outbound trips, 5 trips in the PM peak hour, including 2 inbound and 3 outbound trips, and 67 daily trips. The pr ojected trips associated with the project are provided in Table 6.
Table 6. Project Trip Generation
LAND USE
(ITE CODE)
DAILY
AM PEAK HOUR
PM PEAK HOUR
Quantity TOTAL IN OUT TOTAL IN OUT
Middle School (522) 32 Students 67 21 11 10 5 2 3
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TRIP DISTRIBUTION
Trip distribution represents the directional orientation of tra ffic to and from the proposed project. Directional orientati on is largely influenced by the g eographical location of the site, among many other factors. The trip distribution pattern f or the project is illustrated on Exhibit 5.
TRAFFIC ASSIGNMENT
The traffic assignment to and from the site has been based upon the results of trip generation, trip distribution, and access layouts. Exhibit 6 illustrates the traffic assignment of the proposed project.
EXHIBIT 5. TRIP DISTRIBUTION
20%
Project Site
40% Dwy "A" Dwy "B" 20%
20% 60% 20% 20%
20%
McFadden Ave
40% 60% 20%
20% 20%
20%
20%
Legend:
uclid St
Inbound Trips NORTH
Outbound Trips
Directional Distribution NOT TO SCALE
Study Intersection
Eu
K2 Traffic Engineering, Inc.
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EXISTING CONDITIONS PLUS PROJECT
Traffic volumes of the existing condition plus project traffic are shown in Exhibit 7.
Table 7 summarizes the results of LOS analysis using ICU methodology. As shown, the studied intersection will maintain level of service "D" or bett er for the existing conditions plus project in the AM and PM peak hours.
Table 7. Existing Conditions Plus Project – ICU Analysis Intersection AM Peak Hour PM Peak Hour
LOS V/C LOS V/C
McFadden Ave at Euclid St C 0.792 D 0.821
Table 8 summarizes the results of LOS analysis based on roadway segmen t ADT analysis. As shown, the segment o f McFadden Avenue at site fron tage will maintain operating at LOS "A" under existing conditions plus project scenario.
Table 8. Existing Conditions Plus Project – Roadway Segment Analysis Roadway Classification ADT LOS
McFadden Ave Secondary Arterial 14,637 A
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PRE-PROJECT COMPLETION
Traffic conditions prior to completion of the proposed developm ent is estimated by applying an annual growth rate of one percent (1%) over existin g traffic counts for the opening year 2026 conditions. Traffic volumes for the pre-proje ct completion are illustrated in Exhibit 8.
The LOS using ICU methodology and intersection V/C ratios are s hown in Table 9. A shown, the study intersection re mains operating at LOS D or bet ter for the project opening year in the AM and PM peak hours. The analysis workshee ts can be found in Appendix "B".
Table 9. Pre-Project Completion (2026) Conditions – ICU Analysis Intersection AM Peak Hour PM Peak Hour
LOS V/C LOS V/C
McFadden Ave at Euclid St C 0.797 D 0.827
Table 10 summarizes the results of LOS analysis based on roadway segmen t ADT analysis. As shown, McFadden Avenue at the site frontage will m aintain operating at LOS "A" for the project opening year 2026.
Table 10. Pre-Project Completion (2026) Conditions – Roadway Segment Analysis Roadway Classification ADT LOS
McFadden Ave Secondary Arterial 14,736 A
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POST-PROJECT COMPLETION
Traffic volumes for project op ening year 2026 plus project traf fic are illustrated in Exhibit 9 . The LOS using ICU methodology and intersection V/C ratios are shown in Table 11. The studied intersection will remain LOS D or better for Sund ay midday peak hour and for weekday AM and PM peak hours.
Table 11. Post-Project Completion (2026) Conditions – ICU Analysis Intersection AM Peak Hour PM Peak Hour
LOS V/C LOS V/C
McFadden Ave at Euclid St C 0.799 D 0.828
Table 12 summarizes the results of LOS analysis based on roadway segmen t ADT analysis. As shown, McFadden Avenue at the site frontage will m aintain operating at LOS "A" under project opening year plus project scenario.
Table 12. Post-Project Completion (2026) Conditions – Roadway Segment Analysis Roadway Classification ADT LOS
McFadden Ave Secondary Arterial 14,480 A
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THRESHOLD OF SIGNIFICANT IMPACT
Consistent with 2017 Orange Count y Congestion Management Plan, the City of Santa Ana adopted LOS “D” as the maximum threshold of significance at all intersections.
Based on existing conditions, t he traffic impacts of the propos ed project are shown in Table 13. The study intersection is expec ted to maintain LOS “D” or bet ter for both AM and PM peak hours, with and without proposed project. The proje ct does not have significant traffic impacts, and mitigation measure is, therefore, not required.
Table 13. Project Impact Analysis – Existing Conditions W/O Project With Project
Study Intersection:
McFadden Ave at Euclid St LOS V/C LOS V/C
V/C
Change
Acceptable
LOS
Significant
Impact
AM Peak Hour C 0.790 D 0.792 0.002 Yes No
PM Peak Hour D 0.821 D 0.821 - Yes No
The traffic impacts of the proposed project for opening year ar e shown in Table 14. The study intersection is expected to maintain LOS “D” or better fo r both AM and PM peak hours in the project opening yea r, with and without the propose d project. Based on the threshold shown above, the project does not have a significant traffic impact. Mitigation measure is, therefore, not required.
Table 14. Project Impact Analysis – Opening Year (2026) W/O Project With Project
Study Intersection:
McFadden Ave at Euclid St LOS V/C LOS V/C
V/C
Change
Acceptable
LOS
Significant
Impact
AM Peak Hour C 0.797 C 0.799 0.002 Yes No
PM Peak Hour D 0.827 D 0.828 0.001 Yes No
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LEFT-TURN QUEUE ANALYSIS
The adequacy of left turn lanes at the intersection of McFadden Avenue and Euclid Street are evaluated in this section. Based on existing conditions, the pocket lengths for northbound left turns and southbound left turns are insufficien t for the 95th percentile queue. The results of queue analysis are shown in T a b l e 1 5. The details of queue analysis can be found in Appendix C.
Table 15. Queue Analysis – Existing Conditions
Current 95th Percentile Queue (Ft)
Intersection
Turn
Movement
Pocket
Length (Ft)
AM Peak PM Peak
Exceeds
Capacity
McFadden Ave at
Euclid St
EBL 145 68 77 No
WBL 145 61 51 No
NBL 105 144 178 Yes
SBL 100 141 157 Yes
After the completion of the project in year 2026, pocket lengths for northbound left turns and southbound left turns remain insufficient for the 95th perc entile queue, as shown in Table 16.
Table 16. Queue Analysis – Year 2026 After Project Completion Current 95th Percentile Queue (Ft)
Intersection
Turn
Movement
Pocket
Length (Ft)
AM Peak PM Peak
Exceeds
Capacity
McFadden Ave at
Euclid St
EBL 145 69 80 No
WBL 145 61 51 No
NBL 105 148 182 Yes
SBL 100 142 161 Yes
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K2 Traffic Engineering, Inc. 24 The study found that the 95 th percentile queue for left turns on Euclid Street at McFadden Avenue have exceeded the pocket length. However, the e xisting two-way- left-turn lanes on Euclid Street have essentially provided addi tional space to accommodate the extended queues. Therefore, mitigation measure is not required.
CURRENT DROP-OFF AND PICK-UP OPERATIONS (PK-6)
The parking lot of the adjacent H arut Barsamian Armenian Center (HBAC) has always been used for preschool drop-off and pick-up activities. The pr oof of authorization from HBAC is shown in Appendix D . The school/church parking lot are used by all other students (K-6) for drop-off and pick-up, as shown in Exhibit 10.
Drop-off and pick-up activities f or Ari Guiragos Minassian Scho ol (PK-6) students take place between 7:45 AM and 8:00 AM . The gate at the school opens at 8:00 AM and Morning Prayer Assembly begins at 8:15 AM. PK-6 students arriv ing after 8:20 AM are considered tardy entry and enter though administrative offices.
The existing elementary school ( PK-6) currently enrolls a total of 184 students with various pick-up times: Standard dismissal times are 3:10 PM for K-6 th students and 3:15
PM for preschool students (in di fferent areas as discussed earl i e r ) . E a r l y p i c k - u p f o r about 30 preschool kids normally takes place before 12:00 PM an d between 2:00 PM and 3:00 PM. Late pick-up for about 40 students enrolled in the after-school programs of sports and enrichment activitie s occurs between 3:30 PM and 5 : 3 0 P M . D u r i n g dismissal periods, all students are required to wait in the cla ssroom until called by staff via walkie-talkie upon parent’s arrival. Drop-off and pick-up a ctivities are monitored by school staff and security staff, and the operations have been w ell organized and efficient.
EXHIBIT 10. PICK-UP & DROP-OFF MAP
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PROPOSED DROP-OFF AND PICK-UP FOR MIDDLE SCHOOL
Consistent with the existing school for PK-6, the proposed middle school will be open on weekdays only with no concurrent church activity. After project completion, the proposed middle school expects to enroll up to ten students in 7th grade only in the first school year. Total enrollment may gradually increase up to twen ty students in both 7 th and 8th grades combined in the following years. The maximum capacity of the proposed middle school is 32 students. The proposed middle school will e n r o l l f o u r ( 4 ) s t a f f members/teachers.
Drop-off for middle school students would take place between 8:20 AM and 8:30 AM. As the drop-off time is staggered fr om all other students, it is r easonably expected that similar order and efficiency can be maintained for middle schoo l students. If necessary, staggered arrival times may be fu rther adjusted to ensure order ly traffic. The project is expected to have no or minimal impact for drop-off and pick-up activities.
SITE ACCESS
The project site maintains two e xisting access driveways on McF adden Avenue. The west driveway provides ingress and egress access in both directions. The east driveway allows egress traffic only. Site access has been operating for years without issue. It is necessary that the height of shr ubs, planting, and other visual obstructions be limited to a maximum height of thirty inches to maintain sufficient corner sight distance at the driveways.
ON-SITE CIRCULATION
On-site circulation appears e fficient and safe without unnecess ary bottlenecks. In general, the likelihoods of on-site congestion and traffic queu e are low. The site plan is subject to review and approval by the Fire Department, Planning Department and Traffic Engineer.
APPENDIX A
TURNING MOVEMENT COUNT DATA
DATE: LOCATION: PROJECT #: SC5141
Wed, Jan 22, 25 NORTH & SOUTH: LOCATION #: 1
EAST & WEST: CONTROL: SIGNAL
NOTES: AM ▲
PM N
MD ◄ W E ►
OTHER S
OTHER ▼
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR S L ST SR E L ET ER W L WT WR TOTA L
LANES: 120 1 3012012 0
7:00 AM 23 160 31 25 338 7 22 55 28 9 39 28 765
7:15 AM 12 149 13 37 415 20 30 78 36 23 94 27 934
7:30 AM 18 262 18 22 526 47 28 79 51 30 99 23 1,203
7:45 AM 43 247 28 34 448 43 39 105 64 43 111 36 1,241
8:00 AM 38 221 22 38 413 64 36 86 54 35 114 48 1,169
8:15 AM 25 231 19 27 497 41 40 95 61 19 78 21 1,154
8:30 AM 28 249 21 25 393 56 51 100 51 15 100 30 1,119
8:45 AM 26 210 23 31 339 49 46 70 55 26 113 20 1,008
VOLUMES 213 1,729 175 239 3,369 327 292 668 400 200 748 233 8,594 APPROACH % 10% 82% 8% 6% 86% 8% 21% 49% 29% 17% 63% 20% APP/DEPART 2,117 / 2,255 3,936 / 3,969 1,360 / 1,082 1,181 / 1,288 0
BEGIN PEAK HR
VOLUMES 124 961 87 121 1,884 195 143 365 230 127 402 128 4,767 APPROACH % 11% 82% 7% 6% 86% 9% 19% 49% 31% 19% 61% 19% PEAK HR FACTOR 0.921 0.924 0.887 0.834 0.960
APP/DEPART 1,172 / 1,232 2,200 / 2,241 738 / 573 657 / 721 0 4:00 PM 41 352 21 33 271 44 53 121 35 19 110 43 1,143
4:15 PM 45 367 16 28 243 44 42 116 39 30 105 31 1,106
4:30 PM 28 318 18 37 266 34 42 104 39 23 103 37 1,049
4:45 PM 34 386 13 38 277 47 41 85 37 16 88 42 1,104
5:00 PM 40 324 23 32 268 37 38 88 62 30 124 35 1,101
5:15 PM 39 402 18 35 305 51 39 104 55 32 108 40 1,228
5:30 PM 42 326 23 32 243 44 52 115 44 26 121 50 1,118
5:45 PM 35 378 18 40 282 49 42 94 33 13 87 24 1,095
VOLUMES 304 2,853 150 275 2,155 350 349 827 344 189 846 302 8,944 APPROACH % 9% 86% 5% 10% 78% 13% 23% 54% 23% 14% 63% 23% APP/DEPART 3,307 / 3,504 2,780 / 2,688 1,520 / 1,252 1,337 / 1,500 0
BEGIN PEAK HR
VOLUMES 155 1,438 77 137 1,093 179 170 392 198 104 441 167 4,551 APPROACH % 9% 86% 5% 10% 78% 13% 22% 52% 26% 15% 62% 23% PEAK HR FACTOR 0.910 0.901 0.900 0.904 0.927
APP/DEPART 1,670 / 1,775 1,409 / 1,395 760 / 606 712 / 775 0 S Euclid St
NORTH LEG
W McFadden Ave WEST LEG EAST LEG W McFadden Ave
SOUTH LEG
S Euclid St
AM
7:30 AM
PM
4:45 PM
S Euclid St S Euclid St W McFadden Ave W McFadden Ave
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: AimTD LLC. tel: 714 253 7888 [email protected] Santa Ana
S Euclid St
W McFadden Ave
APPENDIX B
LEVEL OF SERVICE ANALYSIS – ICU METHODOLOGY
K2 Traffic Engineering, Inc.
Traffic Scenario: Existing
Intersection # 1
Project: Saigon Reformed Church
North/South St: Euclid St Date: 3/5/25
East/West St: McFadden Ave By: KH
A.M. Peak Hour P.M. Peak Hour
No, Critical Volumes Volumes
Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 124 124 0.078 0.078 155 155 0.097
Northbound :Thru 2.0 1700 961 524 0.308 1438 758 0.446 0.446 Right: 1600 87 77
:Left 1.0 1600 121 121 0.076 137 137 0.086 0.086
Southbound :Thru 3.0 1700 1884 693 0.408 0.408 1093 424 0.249 Right: 1600 195 179
:Left 1.0 1600 143 143 0.089 170 170 0.106
Eastbound :Thru 2.0 1700 365 298 0.175 0.175 392 295 0.174 0.174 Right: 1600 230 198
:Left 1.0 1600 127 127 0.079 0.079 104 104 0.065 0.065
Westbound :Thru 2.0 1700 402 265 0.156 4 86 0.050
Right: 1600 128 167
Sum of Critical V/C Ratios 0.740 0.771
Adjustments for Lost Time 0.050 0.050
Intersection Capacity Utilization (ICU) 0.790 0.821
Level of Service (LOS) C D
NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00
B 0.61 ~ 0.70 1 Lane: 1.00
C 0.71 ~ 0.80 1.5 Lanes: 0.67
D 0.81 ~ 0.90 2 Lanes: 0.50
E 0.91 ~ 1.00 2.5 Lanes: 0.40
F 1.00+ 3 Lanes: 0.33
Intersection Capacity Utilization Analysis (ICU)
K2 Traffic Engineering, Inc.
Traffic Scenario: Existing + Project
Intersection # 1
Project: Saigon Reformed Church
North/South St: Euclid St Date: 3/5/25
East/West St: McFadden Ave By: KH
A.M. Peak Hour P.M. Peak Hour
No, Critical Volumes Volumes
Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 126 126 0.079 0.079 155 155 0.097
Northbound :Thru 2.0 1700 961 524 0.308 1438 758 0.446 0.446 Right: 1600 87 77
:Left 1.0 1600 121 121 0.076 137 137 0.086 0.086
Southbound :Thru 3.0 1700 1884 694 0.408 0.408 1093 424 0.249 Right: 1600 197 179
:Left 1.0 1600 145 145 0.091 171 171 0.107
Eastbound :Thru 2.0 1700 367 300 0.176 0.176 393 296 0.174 0.174 Right: 1600 232 199
:Left 1.0 1600 127 127 0.079 0.079 104 104 0.065 0.065
Westbound :Thru 2.0 1700 405 267 0.157 5 86 0.051
Right: 1600 128 167
Sum of Critical V/C Ratios 0.742 0.771
Adjustments for Lost Time 0.050 0.050
Intersection Capacity Utilization (ICU) 0.792 0.821
Level of Service (LOS) C D
NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00
B 0.61 ~ 0.70 1 Lane: 1.00
C 0.71 ~ 0.80 1.5 Lanes: 0.67
D 0.81 ~ 0.90 2 Lanes: 0.50
E 0.91 ~ 1.00 2.5 Lanes: 0.40
F 1.00+ 3 Lanes: 0.33
Intersection Capacity Utilization Analysis (ICU)
K2 Traffic Engineering, Inc.
Traffic Scenario: Existing + Growth
Intersection # 1
Project: Saigon Reformed Church
North/South St: Euclid St Date: 3/5/25
East/West St: McFadden Ave By: KH
A.M. Peak Hour P.M. Peak Hour
No, Critical Volumes Volumes
Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 125 125 0.078 0.078 157 157 0.098
Northbound :Thru 2.0 1700 971 530 0.311 1452 765 0.450 0.450 Right: 1600 88 78
:Left 1.0 1600 122 122 0.076 138 138 0.086 0.086
Southbound :Thru 3.0 1700 1903 700 0.412 0.412 1104 428 0.252 Right: 1600 197 181
:Left 1.0 1600 144 144 0.090 172 172 0.108
Eastbound :Thru 2.0 1700 369 301 0.177 0.177 396 298 0.175 0.175 Right: 1600 232 200
:Left 1.0 1600 128 128 0.080 0.080 105 105 0.066 0.066
Westbound :Thru 2.0 1700 406 268 0.157 4 87 0.051
Right: 1600 129 169
Sum of Critical V/C Ratios 0.747 0.777
Adjustments for Lost Time 0.050 0.050
Intersection Capacity Utilization (ICU) 0.797 0.827
Level of Service (LOS) C D
NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00
B 0.61 ~ 0.70 1 Lane: 1.00
C 0.71 ~ 0.80 1.5 Lanes: 0.67
D 0.81 ~ 0.90 2 Lanes: 0.50
E 0.91 ~ 1.00 2.5 Lanes: 0.40
F 1.00+ 3 Lanes: 0.33
Intersection Capacity Utilization Analysis (ICU)
K2 Traffic Engineering, Inc.
Traffic Scenario: Existing + Growth + Project
Intersection # 1
Project: Saigon Reformed Church
North/South St: Euclid St Date: 3/5/25
East/West St: McFadden Ave By: KH
A.M. Peak Hour P.M. Peak Hour
No, Critical Volumes Volumes
Movement of Lane Critical V/C Critical Critical V/C Critical Lanes Capacity Total Lane Ratio V/C Total Lane Ratio V/C :Left 1.0 1600 127 127 0.079 0.079 157 157 0.098
Northbound :Thru 2.0 1700 971 530 0.311 1452 765 0.450 0.450 Right: 1600 88 78
:Left 1.0 1600 122 122 0.076 138 138 0.086 0.086
Southbound :Thru 3.0 1700 1903 701 0.412 0.412 1104 428 0.252 Right: 1600 199 181
:Left 1.0 1600 146 146 0.091 173 173 0.108
Eastbound :Thru 2.0 1700 371 303 0.178 0.178 397 299 0.176 0.176 Right: 1600 234 201
:Left 1.0 1600 128 128 0.080 0.080 105 105 0.066 0.066
Westbound :Thru 2.0 1700 409 269 0.158 5 87 0.051
Right: 1600 129 169
Sum of Critical V/C Ratios 0.749 0.778
Adjustments for Lost Time 0.050 0.050
Intersection Capacity Utilization (ICU) 0.799 0.828
Level of Service (LOS) C D
NOTES: Level of Service (LOS) Critical Lane Flow Factors A 0.00 ~ 0.60 0.5 Lanes: 2.00
B 0.61 ~ 0.70 1 Lane: 1.00
C 0.71 ~ 0.80 1.5 Lanes: 0.67
D 0.81 ~ 0.90 2 Lanes: 0.50
E 0.91 ~ 1.00 2.5 Lanes: 0.40
F 1.00+ 3 Lanes: 0.33
Intersection Capacity Utilization Analysis (ICU)
APPENDIX C
QUEUE ANALYSIS
Queues
1: Euclid St & McFadden 03/05/2025
Existing - AM 12/20/2018 Existing - AM Synchro 10 Report
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 149 620 132 552 129 1092 126 2166 v/c Ratio 0.59 0.67 0.54 0.66 0.62 0.95 0.61 1.32
Control Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 23.6 17.6 21.6 23.4 45.8 43.4 45.5 174.2
Queue Length 50th (ft) 38 71 33 88 49 ~260 47 ~447
Queue Length 95th (ft) 68 113 61 127 #144 #377 #141 #542 Internal Link Dist (ft) 411 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 254 1094 246 1007 209 1145 206 1638 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.59 0.57 0.54 0.55 0.62 0.95 0.61 1.32 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Queues
1: Euclid St & McFadden 03/05/2025
Existing - PM 12/20/2018 Existing - PM Synchro 10 Report
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 173 602 106 212 158 1546 140 1298 v/c Ratio 0.45 0.66 0.43 0.27 0.66 1.45 0.63 0.87
Control Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 17.9 20.2 17.9 6.3 48.2 231.6 46.8 29.4
Queue Length 50th (ft) 44 85 26 6 61 ~467 53 171
Queue Length 95th (ft) 77 126 51 28 #178 #595 #157 #255 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 383 1044 249 998 239 1066 221 1489
Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.45 0.58 0.43 0.21 0.66 1.45 0.63 0.87 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Queues
1: Euclid St & McFadden 03/05/2025
Year 2025 + Project - AM 12/20/2018 Year 2025 + Project - AM Synchro 10 Report
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 152 630 133 561 132 1103 127 2189 v/c Ratio 0.60 0.67 0.54 0.67 0.63 0.97 0.62 1.34
Control Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 24.1 17.9 21.7 23.5 47.2 45.7 46.6 183.6
Queue Length 50th (ft) 38 73 33 90 50 ~265 48 ~454
Queue Length 95th (ft) 69 116 61 131 #148 #382 #142 #549 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 253 1093 246 1006 209 1142 204 1628 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.60 0.58 0.54 0.56 0.63 0.97 0.62 1.34 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Queues
1: Euclid St & McFadden 03/05/2025
Year 2025 + Project - PM 12/20/2018 Year 2025 + Project - PM Synchro 10 Report
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Group Flow (vph) 178 615 108 217 162 1578 143 1325 v/c Ratio 0.46 0.66 0.44 0.27 0.68 1.49 0.65 0.90
Control Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 18.1 20.4 18.1 6.3 49.5 248.0 48.0 31.4
Queue Length 50th (ft) 45 87 26 6 62 ~481 54 176
Queue Length 95th (ft) 80 130 51 28 #182 #610 #161 #264 Internal Link Dist (ft) 709 407 455 602
Turn Bay Length (ft) 145 145 105 100
Base Capacity (vph) 384 1044 248 1000 240 1061 221 1478 Starvation Cap Reductn 00000000
Spillback Cap Reductn 00000000
Storage Cap Reductn 00000000
Reduced v/c Ratio 0.46 0.59 0.44 0.22 0.68 1.49 0.65 0.90 Intersection Summary
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
APPENDIX D
PICK-UP & DROP-OFF USE AGREEMENT
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx November 8, 2022
M
ano Dishoian
Board President
Forty Martyrs Armenian Church
5315 W. McFadden Avenue
Santa Ana, CA 92704
L
LG Reference: 2.22.4606.1
S
ubject: Parking Demand Analysis for
Forty Martyrs Armenian Church – Middle School Project
Santa Ana, California
D
ear Mr. Dishoian:
L
inscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis for Forty Martyrs Armenia n (FMA) Church – Middle School Project. Based on our coordination efforts on this project, City staff requires a parking study to validate the parking needs for FMA Church and Middle School Project based on the anticipated changes to the school.
This report evaluates the parking needs for the site based on existing counts to be used for developing empirical parking ratios specific to the school and church. These parking ratios can then be applied to the added school classroom building to forecast parking requirements for the proposed middle school.
P
ROJECT SETTING AND DESCRIPTION
The Forty Martyrs Armenian (FMA) Church – Middle School Project is located along W. McFadden Avenue west of Euclid Street and is addressed at 5311 W. McFadden Avenue in the City of Santa Ana, California. The existing school is a located on the same campus of the Forty Martyrs Armenian Apostolic Church, which is address ed at 5315 W. McFadden Avenue, and adjacent to the Armenian Cultural Foundation Center, which is addressed at 5305 W. McFadden Avenue. Access to the subject property is provided via a “full access” driveway on McFadden Avenue, which is located on the western property line. An “exit only” driveway on McFadden Avenue, Exhibit 8 - Parking Demand Analysis
Mano Dishoian
November 8, 2022
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx which is located on the eastern property line, is also provided. It should be noted that the eastern driveway is gated and was observed to be closed and not used as an “exit” for site traffic. A separate driveway, located directly to the east of the Project’s “exit only” driveway provides access to the Armenian Center. Figure 1 , located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Figure 2 presents the existing aerial and illustrates the existing buildings and parking areas.
Forty Martyrs Armenian School
The FMA School currently has an enrollment of 149 students in Transitional Kindergarten (TK)/Kindergarten (K) through Grade 6, and employs 24 faculty, administrative staff, and support staff. The existing school consists of a 10,120 square feet (SF) building. Classes start at 8:00 AM and end at 3:30 PM. After-school activities include Academic Chess, Athletics, and other after school enrichment programs.
Special events during the academic year include:
• Kindergarten Orientation
• Back to School
• Parent-Teacher Conference
• School Open House
• End of Year Graduation Ceremony for Kindergarten and 6th Graders
The Project is proposing to increase the FMA School from 4 classrooms to 5 classrooms which will increase the school by 4,960 SF for a total building size of 15,080 SF to provide additional spaces for the current K -6 elementary school and accommodate the proposed middle school; the anticipated number of added students is not known at this time . The parking lot layout is proposed to be modified to increase the existing supply from 50 spaces to 88 spaces. Figure 3 presents the proposed site plan.
Forty Martyrs Armenian Church
The FMA Church currently has 30 pews which can accommodate up to 7 adults on each pew for a total seating cap acity of 210 seats. As part of the Project , the church does not have any plans to increase seating capacity or building size. As such, no changes are proposed to the existing church component. The existing church currently has service every Sunday from 10:30 AM and ends at 12:30 PM.
Mano Dishoian
November 8, 2022
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx
STUDENT DROP-OFF AND PICK-UP PROCEDURES
School Drop-Off
LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 7:30 AM – 9:30 AM during sc hool drop -off times. On that day, the school had an attendance of 144 students. It was observed that drop- off begins at 7:45 AM and last until 8:35 AM. Parents generally park their vehicles in the Church/School parking lot and walk their children to the classroom. The typical turnover time per space is about 3 minutes. During drop-off times the lot always provided enough parking spaces for all vehicles entering the lot, so it never became congested to the point where cars were waiting to enter the lot or waiting to access a parking space. It should be noted that it was observed that some parents would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.
There is one security guard on the premises during the drop- off period that monitors the area and can direct vehicles to available spaces, if needed. It should be noted that during our observations the security guard did not need to assist in anyway as parents were able to enter and park with ease.
School Pick-Up
LLG visited the site on Tuesday, October 4, 2022 and conducted observations from 2:30 PM – 4:00 PM during sc hool pick-up times. It was observed t hat Pick-up operations start at 2:45 PM and ends at about 4:00 PM. Similar to drop-off, during pick- up parents park their vehicles in the church/school parking lot , exit their vehicle and walk to the front area where they pick-up their child and proceed back to their vehicle before leaving the grounds.
The school/church parking lot fills to almost total capacity , but still provides ample parking spots. It should be noted that it was observed that some parents would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.
There are some instances during the school pick-up that vehicles would park in non- designated parking spots while waiting. This did not impede the movement of any vehicles traveling through the lot and was not done out of a necessity of not having a parking space.
Similar to the drop off procedure, there is one security guard on the premises during the pick-up period that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway.
Mano Dishoian
November 8, 2022
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx Special Events
The school currently has special events that occur on- site such as k indergarten orientation, back to school, parent-teacher conference, school open house, end of year graduation ceremony for kindergarten and 6th Graders, etc. It is our understanding that past functions have provided ample parking and will continue to do so especially since the proposed Project would increase the parking supply from 50 spaces to 88 spaces.
However, in the event additional parking were to be need ed, arrangements for the use of off-site parking at the adjacent Armenian Center could be made.
CHURCH PROCEDURES
The site was visited during Sunday, October 16, 2022 to conduct observations from 9:30 AM – 2:00 PM during a typical service. On that day, the church had an attendance of 57 parishioners, which is typical for a Sunday service . It was observed that the majority of the people attending arrive between 10:30 AM – 11:30 AM. Parishioners were observed to park their vehicles within the church/school parking lot and walk to the entrance of the Chur ch. During the exit period they did the opposite. It should be noted that it was observed that some parishioners would utilize parking in the off -site parking located adjacent to the site at the Armenian Center.
There is one security guard on the premises that monitors the area and can provide aid when needed. It should be noted that during our observations the security guard did not need to assist in anyway.
PARKING DEMAND SUMMARY
Parking demand counts were collected on Tuesday, October 4, 2022 during typical school drop-off (7:30 AM – 9:00 AM) and pick -up (2:30 PM – 4:00 PM) times. It should be noted that peak demands include any vehicles observed to park off-site at the Armenian Center. Table 1 presents the parking demand on a thirty-minute interval for both the morning and afternoon peak periods. Review of Table 1 shows that the morning peak demand occurred at 8:30 AM and 9:00 AM with a peak demand of 38 vehicles while the afternoon peak demand occurred at 3:30 with a peak demand of 56 vehicles. Direct comparison of the peak demand of 56 vehicles to the existing supply of 50 spaces result s in a shortfall of 6 spaces. As mentioned above, parents currently park in the off- site lot located adjacent to the site at the Armenian Center which contributed to the site having adequate parking.
Comparing the peak demand of 56 spaces to the existing building size of 10,120 SF results in an empirical parking ratio of 5.5 spaces per 1,000 SF. This empirical ratio can then be applied to the additional 4,960 SF of classroom space which would result Mano Dishoian
November 8, 2022
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx in 28 additional parking spaces being required . Applying the additional parking requirement of 28 spaces to the existing peak demand of 56 spaces result in a peak parking requirement of 84 spaces. Direct comparison of the peak demand of 84 spaces applied to the proposed supply of 88 would result in a surplus of 4 spaces. As such, the proposed site plan provides adequate parking to support the added classroom building.
It is likely a small amount of parents will continue to utilize the Armenian Center parking lot adjacent to the site which will result in additional surpluses beyond what is reported.
As an alternative approach, an empirical parking ratio can be calculated by taking the 56-space demand and dividing it by the 144-student attendance on that day which translates to a peak parking ratio of 0.389 space per student. If a contingency of 15% were applied the empirical ratio of 0. 389, it would translate to a n adjusted peak “design” parking ratio of 0.447 space per student. Applying this design parking ratio to the Project’s proposed parking supply of 88 spaces results in a maximum student enrollment of 197 students or an increase in enrollment of 48 students (197 max enrollment – 149 current enrollment).
Although no changes are proposed to the Church, parking demand counts were collected to identify peak parking needs which could be compared to the proposed supply. Table 2 presents the count data during a typical service time. Review of Table 2 shows a peak utilization of 46 spaces at 12:30 which translates to an empirical parking ratio of 0.81 spaces per parishioner in attendance. Direct comparison to the proposed supply of 88 spaces results in a parking surplus of 42 spaces. As such, the proposed parking supply will provide adequate parking to support the existing church demands.
In the event the church had a full attendance (210 seats) the site would need to use off- site parking at the adjacent Armenian Center.
CONCLUSION
As noted above, the Project would require an additional 28 spaces beyond the 56 spaces that are already needed for the school. This would result in a total parking requirement of 84 spaces which when compared to the proposed parking supply of 88 spaces would result in a surplus of 4 spaces. Additionally, based on the proposed parking supply the student enrollment could be increased to 197 students and still provide a dequate parking. As such, it can be concluded that the proposed Project would have adequate parking to accommodate existing and future parking demands related to the school. In addition, the existing church would result in a surplus of 42 spaces when compared to the proposed supply. Therefore, the proposed supply of 88 spaces will provide adequate parking to support both existing and future school/church activities.
Mano Dishoian
November 8, 2022
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx * * * * * * * * * *
We appreciate the opportunity to provide this analysis. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or m yself at (949) 825-6175.
Sincerely,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
cc: Shane S. Green, P.E., Senior Transportation Engineer
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx
TABLE 1
SCHOOL PEAK PARKING DEMAND [1]
FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA
7:30 AM 3
8:00 AM 27
8:30 AM 38
9:00 AM 38
2:30 PM 32
3:00 PM 44
3:30 PM 56
4:00 PM 48
E xisting School Build ing Size (SF) 10,120
E mpirical Parking Rate (Spaces per 1,000 SF) 5.5
Propos ed Added Cl as s room (S F) 4,960
A
d d itional Parking Demand Req uired (5.5 x 4,960 SF) 28 Total Parking Req uired (56 + 28) 84
Propos ed Park i ng S uppl y 88
Suprul/Deficiency (+/-) 4
Notes:
[2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the School.
Time School Demand [2]
[1] Counts collected on Tuesday, October 4th, 2022 by LLG .
N:\4600\2224606 - Forty Martyrs Armenian Church - Middle School Project, Santa Ana\Report\4606 FMA Church - Middle School Project 11-8-2022.docx
TABLE 2
CHURCH PEAK PARKING DEMAND [1]
FORTY MARTYRS ARMENIAN CHURCH – SCHOOL PROJECT, SANTA ANA
9:30 AM 0
10:00 AM 4
10:30 AM 8
11:00 AM 16
11:30 AM 31
12:00 PM 40
12:30 PM 46
1:00 PM 41
1:30 PM 33
2:00 PM 26
Parishioners In Attendance 57
E mpirical Parking Rate (Spaces per Parishioner) 0.81
Notes:
[1] Counts collected on Sunday, October 16, 2022 by Counts Unlim ited. [2] Parking demand includes all vehicles parking on-site as well as vehicles parking at the Armenian Center lot related to the Church.
Time Church Demand [2]
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OR#:
O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841
PROOF OF PUBLICATION
(2015.5 C.C.P.)
State of California )
County of Orange ) ss
Notice Type:
Ad Description:
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
Executed on: 10/10/2004
At Los Angeles, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.
Signature
O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W SANTA ANA BLVD STE 812, SANTA ANA, CA 92701
(714) 543-2027 (714) 542-6841
OR 3976476
GEMA ZAPIEN
CITY OF SANTA ANA/PLANNING & BUILDING AGEN
20 CIVIC CENTER PLAZA 2ND FLR
SANTA ANA, CA - 92702
GPN - GOVT PUBLIC NOTICE
5311 E. McFadden Ave.
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the city of SANTA ANA, county of ORANGE, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of ORANGE, State of California, under date 06/20/1922, Case No. 13421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
10/17/2025
10/17/2025
ORANGE
!A000007230837!
Email
NOTICE OF PUBLIC HEARING
BEFORE THE SANTA ANA PLANNING
COMMISSION
The City of Santa Ana encourages the
public to participate in the decision -
making process. We encourage you to
contact us prior to the Public Hearing if
you have any questions.
Planning Co mmission Action : The
Planning Commission will hold a Public
Hearing to receive public testimony and
will take action on the item described
below. Decision on this matter will be final
unless appealed pursuant to Article V of
Chapter 41 of the Santa Ana Mun icipal
Code within 10 calendar days of the
decision by any interested party or group.
Project Location : 5311 West McFadden
Avenue located within the Single -Family
Residence (R1) zoning district.
Project Applicant: Rev. Fr. Karekin
Bedourian with Ari Guirag os Minassian
School (Applicant) representing Forty
Martyrs Armenian Church (Property
Owner)
Proposed Project:
The applicant is
requesting approval of Conditional Use
Permit (CUP) No. 1982 -18 -MOD -1 to
modify CUP No. 1982 -18 and facilitate the
construction o f a new two -story, 4,846 -
square -foot classroom building for the
existing private school.
Environmental Impact: In accordance
with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines,
the project is exempt from further review
pursuant to Class 14, Section 15314
(Minor Additions to School) of the CEQA
Guidelines. Categorical Exemption ER
No. 2023 -34 will be filed for this project.
Meeting Details: This matter will be
heard on Monday, October 27, 2025, at
5:30 p.m . in the City Council Chamb er, 22
Civic Center Plaza, Santa Ana, CA 92701.
Members of the public may attend this
meeting in person or join via Zoom. For
the most up -to -date information on how to
participate virtually in this meeting, please
visit https://www.santa -ana.org/planning -
and -building -meeting -participation/.
Written Comments: If you are unable to
participate in the meeting, you may send
written comments by e -mail to
PBAeComments@santa -ana.org
(reference the Agenda Item # in the
subject line) or by mail to Gema Zapien,
Record ing Secretary, City of Santa Ana,
20 Civic Center Plaza – M20, Santa Ana,
CA 92701. Deadline to submit written
comments is 3:30 p.m. on the day of the
meeting. Comments received after the
deadline may not be distributed to the
Commission but will be made p art of the
record.
Where To Get More Information :
Additional details regarding the proposed
action(s), including the full text of the
discretionary item, may be found on the
City website 72 hours prior to the public
hearing at https://santa -
ana.primegov.co m/public/portal.
Who To Contact For Questions: Should
you have any project questions, please
contact case planner Fernanda Arias
Hernandez with the Planning Division by
phone at (714) 667 -2792 or by email at
FArias@santa -ana.org.
Note : If you challenge the decision on the
above matter, you may be limited to
raising only those issues you or someone
else raised at the public hearing
described in this notice, or in written
correspondence delivered to the Planning
Commission or City Council of the City of
Santa Ana at, or prior to, the public
hearing.
Si tiene preguntas en español, favor de
llamar a Gema Zapien (714) 667 -2732.
Nu c n liên l c b ng ti ng Vi t, xin
in tho i cho Kristie Ha (714) 667 -
2206.
10/17/25
OR -3976476#
CITY OF SANTA ANA
Planning and Building Agency
20 Civic Center Plaza ● P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org/pba
NOTICE OF PUBLIC HEARING
BEFORE THE SANTA ANA PLANNING COMMISSION
The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions.
Planning Commission Action: The Planning Commission will hold a Public Hear ing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group.
Project Location: 5311 West McFadden Avenue located within the Single-Family Residence (R1) zoning district.
Project Applicant: Rev. Fr. Karekin Bedourian with Ari Guiragos Minassian School (Applicant) representing Forty Martyrs Armenian Church (Property Owner)
Proposed Project: The applicant is requesting approval of Conditional Use Permit (CUP) No. 1982-18- MOD-1 to modify CUP No. 1982-18 and facilitate the construction of a new two-story, 4,846- square-foot classroom building for the existing private school.
Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Class 14, Section 15314 (Minor Additions to School) of the CEQA Guidelines. Categorical Exemption ER No. 2023-34 will be filed for this project.
Meeting Details: This matter will be heard on Monday, October 27, 2025, at 5:30 p.m. in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person o r join via Zoom. For the most up-to -date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/.
Written Comments: If you are unable to participate in the meeting, you may send written comments by e- mail to [email protected] (reference the Agenda Item # in the subject line) or by mail to Gema Zapien, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701.
Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record.
Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.
Who To Contact For Questions: Should you have any project questions, please contact case planner Fernanda Arias Hernandez with the Planning Division by phone at (714) 66 7-2792 or by email at [email protected].
Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing.
Si tiene preguntas en español, favor de llamar a Gema Zapien (714) 667-2732.
Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206.
1000’ RADIUS NOTIFICATION MAP