31A - CUP - 4412 WESTMINSTER AVE

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CUP No. 2016-36 and VA No. 2016-07 November 28, 2016 Page 3 In June 2006, a conditional use permit was approved to allow the construction of a 7-11 service station and market on the western parcel. However, for unknown reasons, the project never moved forward with construction and the conditional use permit expired. Proiect Analysis Conditional Use Permit Section 41-377.5(b) of the Santa Ana Municipal Code (SAMC) allows automatic carwashes subject to the approval of a conditional use permit in the General Commercial (C2) zoning district. The conditional use permit requirement allows staff and decisional makers the ability 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 the 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 as governed by Section 41-638 of the SAMC. 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; the project complies with 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. After analyzing the applicant's proposal, staff is supportive of the applicant's request for a conditional use permit for the following reasons. First, the proposed automatic car wash facility will provide a service to the commercial and residential uses in the area and will prove an affordable and convenient car wash service. Although a car wash is located to the east of the proposed project, it is a coin-operated facility that offers minimal services to customers. The proposed car wash will offer additional services (enhanced washing and vacuuming) that are not found in the immediate area. Second, conditions of approval have been included that will result in a project that will not be a detriment to persons residing or working in the vicinity. For instance, vehicles will not be permitted to access the site from Newhope Street, which will minimize impacts to the surrounding arterial street system. And, the car wash has been designed to minimize potential impacts to vehicles travelling on Westminster Avenue and Newhope Street by locating the driveway away from the intersection and by providing an internal stacking area that has been designed to minimize impacts to the street system. Further, a condition requiring a solid block wall between six and 10 feet in height at the south property line adjacent to the mobile home will minimize any potential noise impacts created by the car wash use. Third, the proposed use will assist in identifying the site as 31A-5