31A - CUP - CAR WASH AT 4426 W FIRST STREET

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Conditional Use Permit No. 2012-30 February 11, 2013 Page 3 Land Use Element Policy 2.8 - Promote rehabilitation of commercial properties, and encourage increased levels of capital investment. The project site was previously used as a print shop, an above ground liquid propane station and a single-family residence with a detached garage which met none of the City's development standards. The site's limited lot size constrains its development opportunities and the relatively deteriorated nature of the surrounding properties also constrains the property's marketability. The proposed project will make a substantial capital investment with the construction of a high quality building and significant on and off-site improvements. Urban Design Element Policy 1.5 - Enhanced architectural forms, textures, colors and materials are expected in the design of all projects. The building design is unique and non-traditional. The car wash tunnel has been completely enclosed and incorporated into the building. The use of large anodized aluminum frames with glass storefront provides architectural and visual interest as well as provides natural light to the interior of the car wash tunnel. The overall project design includes the use of high quality material and design features such as Zinc composite panels, vertical metal siding and aluminum reveals. The site also includes a generous amount of landscaping both along the First and Newhope Street frontages and throughout the site. The zoning for the site is C2 (General Commercial). The project meets all of the City's minimum development standards for the C2 zoning district relating to site design, parking and landscaping. Additionally, the design of the car wash demonstrated sensitivity to the surrounding area by using forms and materials that contribute to the overall quality of the built environment. The proposed project is consistent with the zoning designation. Pro'ect Anal sls The C2 (General Commercial) zoning designation allows automatic carwash subject to the approval of a conditional use permit per Section 41-377.5(b) of the Santa Ana Municipal Code. The conditional use permit requirement allows staff and decisional makers to review each project on an individual basis to determine its compatibility with the surrounding area and apply appropriate conditions to ensure the proposed business will not negatively affect the surrounding properties or community. As part of the analysis process for conditional use permit, staff is required to analyze a variety of issues to ensure a quality development and to provide justifications for findings needed to recommend approval. These include the extent to which the proposed project provides a needed product or service to the community; the project will not be detrimental to the health, safety or welfare of the community; the project will not cause economic instability in the area; that the project complies with all of the development standards contained in the City's Zoning Ordinance (SAMC Chapter 41); and that the project is in conformance with the City's General Plan. Staff also identifies any potential impacts the project may have to surrounding properties and develops appropriate conditions of approval or design considerations to minimize or eliminates those issues. 31A-5