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CUP Nos. 2010-13 and 2010-14 September 13, 2010 Page 3 Analysis of the Issues In 1995, the City Council adopted an ordinance that established development and performance standards for laundromats. These standards were adopted in response to concerns that laundromats were an attractive nuisance and generated excessive police calls for loitering, theft and other negative activities. The adoption of these standards established regulations that are intended to ensure that new laundromats will be safe, well maintained and would not result in a demand for Police Department calls for service. The project as proposed, complies with the adopted standards for laundromats. The applicant has made provisions to improve interior lighting and provide unobstructed visibility throughout the facility. The applicant has also confirmed that there are no retail establishments within 300 feet of the proposed laundromat that have more than five percent of the floor area devoted to electronic video games or other gaming devices. The second action requested is to allow parking in the portion of the lot zoned R2-B. In 1962, the City Council rezoned most of Cypress Avenue and added the B suffix to the existing zoning, allowing Main Street commercial uses the ability to provide parking for their customers. The City later developed standards to mitigate noise, light and traffic intrusion into the residential neighborhoods. In 1999, the City again modified the Santa Ana Municipal Code (SAMC) to require a conditional use permit to allow parking in conjunction with a commercial use on any property with a B suffix in order to impose appropriate conditions should the project and setting warrant. The proposed project will meet all B suffix development standards. Vehicular access to Cypress Avenue, a street that serves primarily residential uses, will be removed. The pedestrian access at this location will be maintained, as the Laundromat is intended to serve the adjacent residential community. A 10-foot landscape buffer will separate the parking lot and Cypress Avenue, while a six-foot high masonry wall and a five- foot landscaped buffer will separate the parking lot from the residential uses. The site lighting has been designed and located so as not to impact the residential properties to the north and south. Conditions of approval are proposed to address any potential negative impacts associated with the laundromat's use and the parking in the portion of the lot zoned R2-13. These conditions are intended to improve employee and customer safety as well as to reduce the potential for creating an attractive nuisance. Concerns regarding possible loitering in the rear portion of the lot after hours of operation were brought up at the zoning administrator's hearing. Conditions of approval, such as requiring a six-foot fence to enclose the rear portion of the lot, installation of a camera to discourage potential illicit activity and gates to remain closed after hours of operation, have been imposed. The project is consistent with the objectives of the General Plan Land Use Element, as it will further the goals and policies of the plan and not obstruct their attainment. Specifically, it would further Goal 2: Promote land uses which enhance the city's economic and fiscal viability; Policy 2.4: Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity; Policy 2.8 Promote rehabilitation of commercial properties, and encourage increased levels of capital investment; and Policy 5.6: Discourage access to commercial and industrial areas by the way of residential streets.