31A - CUP - 827 S MAIN ST - Laserfiche WebLink

Home Browse Search

CUP Nos. 2010-13 and 2010-14 September 13, 2010 Page 2 (C-SM) and Two-Family Residence with a B suffix (R2-B) with corresponding General Plan land use designations of General Commercial (GC) and Low Density Residential (LR-7). Surrounding land uses include retail uses and multiple family dwellings to the north and south, retail uses across Main Street to the west and single family residences across Cypress Avenue to the east (Exhibits 1 and 2). Proisct Description The building that is the subject of this application was constructed in 1959 and houses South Main Photo. The applicant is proposing to remodel the existing two-story commercial building to accommodate a coin-operated laundromat facility by subdividing it into two suites. Suite A will be located on the north side of the building with 7,894 square feet of tenant area. This suite will continue to house the existing photography studio and laboratory. Suite B will be 3,687 square feet and will occupy the southerly portion of the building, which faces the interior parking lot. The proposed laundromat will accommodate approximately 55 washers and 32 dryers, in addition to providing a waiting area with internet connection and an area for an attendant. The proposed laundromat will operate daily from 7:00 a.m. to 10:00 p.m. and will be staffed by an employee during business hours. As part of the building remodel necessary to accommodate the laundromat, the applicant is proposing to make substantial upgrades to the building exterior, while retaining the existing vernacular mid-century architectural style. The southern elevation, which faces the parking lot and currently is a 132-foot solid wall, will be modified to accommodate about 80 feet of new store front with additional entry doors. A flat, metal canopy that extends the width of this facade will accentuate the horizontal characteristics of the architectural style and provide shade to the building in order to decrease its solar gain. The stone veneer, currently only on the front elevation, will wrap both comers, giving the building a finished appearance. Lastly, the building parapet will be raised to better screen the roof mounted equipment and the non-conforming roof-mounted sign will be removed. While substantial modifications are proposed to the side elevation, the applicant is proposing to make minor changes to the front facade: Only a new front door to match the existing door will be added to the portion of the wall that is now solid. The applicant is intending to retain the distinctive projecting tapered canopy with the exposed neon "Main Photo Service" sign. Exposed neon signs with painted background were characteristic of the fifties, and expressed the futuristic ideals of the times. Should the applicant choose to install a sign on the southern half of the tapered canopy, it will match the existing sign. Substantial changes are also proposed to the parking lot. In compliance with the R2-13 development standards, the interior circulation will be modified to close off the access to Cypress Avenue. All vehicles will enter and leave the site directly from Main Street. A 10-foot wide landscape strip will be provided where the parking lot abuts Cypress Avenue. The parking lot will be reconfigured, re- surfaced and striped to comply with current codes. The site lighting will be upgraded and arranged as to not unreasonably interfere with adjacent residences. Finally, the landscape and fences will be upgraded and brought into compliance with current codes (Exhibits 3 through 7).