TO: Chair and Members of the Planning Commission
THRU: Hayden Beckman, Planning Manager
FROM: Anna Eichelberger, Assistant Planner
1. Subject
title
Public Hearing to consider a proposal to operate a new vocational trade and technical school with a maximum enrollment of 50 students within a suite in a multi-tenant plaza located at 1717 W. Orangewood Avenue, Suite H, and finding of CEQA exemption (Conditional Use Permit No. 26-0120)
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2. Summary
The applicant is proposing a new 50-student vocational trade and technical school (Allegiance Career Institute) and related interior tenant improvements in a multi-tenant suite located on a commercial office plaza with two buildings located at 1717 W. Orangewood Avenue, Suite H.
3. Recommended Action
recommendation
1. Conduct and close the Public Hearing.
2. Adopt Planning Commission Resolution No. 21-26 approving Conditional Use Permit No. 26-0120, a request to allow a 50-student vocational trade and technical school on an existing site located at 1717 W. Orangewood Avenue, Suite H.
3. Find the proposed project categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 (Class 1 - Existing Facilities).
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4. Project background
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Applicant: |
Liliger Damaso |
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Property Owner |
KSY Investment LLC, Chris Choi |
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Property Location |
1717 W. Orangewood Avenue, Suite H, APN: 386-362-01 |
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Existing General Plan Land Use Element Designation |
(LI) Light Industrial Max. 1.0 FAR (3 Story ht. limit) |
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Existing Zoning Classification |
(M1) Light Manufacturing |
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Old Towne |
No |
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Specific Plan/PC |
N/A |
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Site Size |
2 acres (87,544 SF) |
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Circulation |
The site is located on the north side of W. Orangewood Avenue, east of N. Poplar Street. There is access onto the site from W. Orangewood Avenue, which is designated as a “Major Arterial” according to Orange’s Circulation and Mobility Plan. A secondary access point is located on N. Poplar Street. which is designated as a “Local Street”. |
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Existing Conditions |
The 2-acre project site is currently developed as a commercial plaza including a 18,633-square-foot single-story multi-tenant office building with a total of 9 suites, and a two-story multi-tenant office building on the same lot. |
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Surrounding Land Uses and Zoning |
North: Light Manufacturing (M1) with a multi-tenant commercial office building. |
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South: Office Professional (OP) across W. Orangewood Avenue with multi-tenant commercial office buildings. |
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East: Light Manufacturing (M1) across the OC Flood Control District easement with an industrial office building with an outdoor storage use. |
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West: Office Professional (OP) across from N. Poplar Street is a multi-story commercial office building. |
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Previous Applications/Entitlements |
N/A |
5. project description
The applicant proposes to establish a new 50-student vocational trade and technical school at 1717 W. Orangewood Avenue, Suite H. The site does not currently have any existing entitlements. The proposed vocational trade and technical school would consist of providing vocational healthcare training programs including a Nurse Assistant Training program based both online and in-person for students. The school program is intended to prepare students to obtain a state certification and licensure in their respective fields upon completion. The school proposes to operate classes Monday through Friday with rotating weekend classes as needed, from 7:00 a.m. to 8:00 p.m. The students will attend classes on a set schedule basis and some appointment-based classes, with staggered class times designed to distribute attendance throughout the day. Staff at the school would consist of two instructors and two administrative staff members.
The school is located within the parking exemption zone, therefore is not required to have a Circulation Management Plan. The applicant proposes staggering class times to distribute attendance throughout the day and minimizing parking demand during peak hours, with a maximum of up to 50 students and two instructors on-site at any given time.
Based on Attachment 6, the applicants’ proposed general CNA classroom schedule, classes will be approximately up to 30 students at a time, however this report analyzes the request for up to 50 students.
The proposed use will occupy an existing vacant interior tenant space, Suite H, which provides 2,567 interior square feet and is proposing only minor tenant improvements, including interior lighting upgrades, painting, cabinetry installations, other related classroom and office improvements. No structural modifications, additions, or exterior alterations to the existing building configuration are proposed. There are three rooms to be used as classroom simulation and computer labs, and one regular classroom with a break area. There is one room to be used as an administrative office and one area by the entrance, designated as a front office and reception.
6. project analysis
Issue 1: Parking Demand
Pursuant to Government Code Section 65863.2 (AB 2097), the City is prohibited from imposing or enforcing minimum automobile parking requirements for development projects located within one-half mile of a major transit stop or high-quality transit corridor. The subject site is located within approximately 0.3 miles of Main Street, which is designated as a high-quality transit corridor (HQTC) according to the Southern California Association of Government’s (SCAG) 2020 Regional Transportation Plan (RTP) also known as Connect SoCal, and therefore minimum off-street parking requirements do not apply to the proposed project (Attachment 5). While minimum parking standards cannot be required, AB 2097 does not preclude the City from evaluating existing parking conditions or applying reasonable operational and parking management conditions to avoid adverse impacts.
There are currently 57 parking spaces on site. According to the updated parking analysis, there would be a demand for a total of 123 parking spaces with the vocational trade and technical school. Students are expected to arrive by personal vehicles, ride-share services, public transportation, or drop-offs. Peak student arrival time is expected at 7:00 a.m. with dismissals occurring between 3:30 p.m. and 4:00 p.m. Class schedules rotate throughout the day and the evening.
Parking demand in the surrounding area varies by time of day and day of week, with higher utilization during weekday business hours and lower utilization during evenings and weekends. The proposed school use is anticipated to operate primarily during weekdays, which generally does coincide with peak parking demand for the surrounding commercial and industrial office uses.
However, the project has been conditioned to address parking coordination among on-site uses, and operational timing. These conditions are intended to mitigate potential impacts associated with a vocational trade and technical school use and ensure compatibility with surrounding development. Additionally, the site is located within an urbanized environment with access to, and infrastructure for, multiple transportation modes, including walking, bicycling, and public bus transit.
7. AUTHORIZING GUIDELINES
Orange Municipal Code (OMC) Section 17.08.020 and Sections 17.10.030 authorizes the Planning Commission to review and take action on Conditional Use Permits for business colleges; trade and technical schools.
8. Public notice
Notice was provided to owners and tenants within 300 feet of the project and posted at the project site on or before November 5, 2026.
9. ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301 (Class 1 - Existing Facilities), because the proposal involves re-use of existing space and does not include the creation of additional floor area, is served by all public services and is not located in an environmentally sensitive area.
10. advisory board action
None.
11. ATTACHMENTS
• Attachment 1 Planning Commission Resolution No. PC 21-26
• Attachment 2 Vicinity Map
• Attachment 3 Project Plans
• Attachment 4 Site Photos
• Attachment 5 AB 2097 Exemption Map
• Attachment 6 Proposed General CNA Classroom Schedule