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Home My WebLink About31D - 4014 W. CHANDLER AVE. ./ REQUEST FOR COUNCIL ACTION -~~ ~ \',Oucalioll IS;~ CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: JULY 5, 2005 TITLE: CONDITIONAL USE PERMIT NO. 2005-18 TO EXCEED 30 PERCENT OFFICE AT 4014 WEST CHANDLER AVENUE - SUKUT CONSTRUCTION INCORPORATED, APPLICANT -V /? 017/ I/} ~ Liy-1L ~,1. ,jtt t--- CITY MANAGER APPROVED o As Recommended o As Amended o Ordinance on 151 Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2005-18 as conditioned. PLANNING COMMISSION ACTION On June 13, 2005, the Planning Commission approved Conditional Use Permit No. 2005-18 as conditioned by a vote of 6:0 (Leo absent) to allow the maximum office floor area to exceed 30 percent in the Light Industrial (M1) zoning district at 4014 West Chandler Avenue. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. ~l / .~ :ay \M. TreVlno E~ec~tive Director P~ning & Building Agency VC:rb vc\reports\cup05-18,CC 310-1 REQUEST FOR Planning Commission Action ~/, -, ./ \. , " " '. :. ;ta\h~ ~--~~~\ ",-<.-'ucal1on 1.. -., \~!",' 'l "'- PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: JUNE 13, 2005 TITLE: PUBLIC HEARING - CONDITIONAL USE PERMIT NO. 2005-18 FILED BY SUKUT CONSTRUCTION INCORPORATED TO EXCEED 30 PERCENT OFFICE AT 4014 WEST CHANDLER AVENUE APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Verny Carvaj al ~ 6u!vtj~ctor )r' J (f -" ~ '- ~Ii~~i~~(~~'~~gf~ )- RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2005-18 as conditioned. DISCUSSION Request of Applicant Sukut Construction Incorporated is requesting approval of Conditional Use Permit No. 2005-18 to exceed the allowable office square footage within an industrial building at 4014 West Chandler Avenue. A conditional use permit (CUP) is required per Section 41-472.1 of the Santa Ana Municipal Code to exceed 30 percent of the gross square footage of office area within an industrial building. Property Description The site is approximately 1.52 acres in size and is situated on the south side of Chandler Avenue, just east of Croddy Way. The proj ect site contains a total of five buildings on two individual parcels owned and operated by Sukut Construction. Two two-story office buildings totaling approximately 12,000 square feet are used by Sukut Development Corporation as their corporate headquarters. Three single-story warehouse buildings totaling 16,500 square feet are located at the rear and immediately west of the office buildings. A total of 76 parking stalls have been provided for the site. The subject property is located within the Light Industrial (M1) zoning district with a corresponding General Plan land use designation of Industrial (IND). The land uses surrounding the site include manufacturing and warehousing to the north, south, east and west (Exhibits 1 and 2) . EXHIBIT A 310-2 Conditional Use Permit No. 2005-18 June 13, 2005 Page 2 Project Description Sukut Construction, Incorporated is a general contracting company specializing in land grading and development that has operated its headquarters, which consists of administrative office and storage of its industrial equipment, at this location for over 23 years. In order to meet their growing need for office space and to house additional support staff, Sukut Construction is requesting approval of a conditional use permit to convert an additional 6,300 square feet of warehouse space into administrative office area (Exhibits 3 and 4) . Analysis of the Issues In December 1995, the Santa Ana City Council adopted Ordinance No. NS- 2275, which required a conditional use permit for any office component of an industrial use in excess of 30 percent of a building's gross floor area in the Light Industrial (M-1) zoning district. The intent of this ordinance was to allow flexibility in addressing the office needs for non-traditional industrial users who tend to require more office space based on operational needs. Sukut Construction is an approved office/industrial operation that has requested to exceed the 30 percent threshold allowed by the municipal code. In evaluating the request, the parking demand was reviewed to ensure sufficient parking would exist on-site for the industrial use. Parking for the project with the proposed additional office area meets code requirements as 65 parking spaces are required, while a total of 76 parking spaces are provided. The calculation is based on 55 parking spaces needed for 18,200 square feet of office (three spaces per 1,000 square feet) and 10 spaces required for 10,200 square feet of industrial warehouse use (one space per 1,000 square feet). Although the building at 4014 Chandler Avenue will be 100 percent office, the City's policy is to consider all primary buildings within an integrated industrial site with a common tenant. Since the use consists of office, warehousing and outdoor storage yard areas, the primary use of the site remains industrial in nature. The applicant's request is for an office expansion project that will consist of 65 percent of office space on an industrial site (18,000 square feet of office and 10,200 square feet of warehouse storage). Any future expansion of office areas or deviation from the approved uses or floor plan resulting in a higher parking demand would require a re-evaluation of the conditional use permit by the Planning Commission. 310-3 Conditional Use Permit No. 2005-18 June 13, 2005 Page 3 The proposal is consistent with the City's General Plan goals of supporting land uses which provide increased economic benefit and encouraging development of additional employment opportunities. Additionally, the proj ect falls within the maximum floor area ratio of 0.45 as established by the Industrial (IND) General Plan designation. The project falls within this requirement as the proposal involves conversion of existing floor space rather than a building expansion. Based upon the project's compliance with development standards and compatibility with the General Plan, it is recommended that the Planning Commission approve Conditional Use Permit No. 2005-18 as conditioned (Exhibits 5 and 6) . CEQA Compliance This proj ect was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15332. This Class 32 exemption allows in-fill developments on properties of less than five acres that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2004-239 will be filed for this project. -:;:::::O-~. ~- -~. Verny Carvajal Associate Planner VC:JM vc\reports\cupOS-18 ,pc 310-4 A 1" = 1000 FEET P LAN N M1 ~ \M1 0 M1 ~ ~ M1 AV. \ PROJECT SITE ~ SEGERSTROM AV, / Ml .2 FA Ml Ml Ml Ml Ml City of Fountain Valley FORDHAM Ml M1 MAYWOOQ AV Ml Ml PENDL ON AV Ml ~ W ~ ~ ~ Ml M2 M2 Ml Ml Ml > .J ~ <Xl ~ 0: 0 <Xl 0: ~ 0( 0 I --;1 MAC ARTHUR BL. z ~ ~ P Ml Ml g ~ A1 -B C-SM C1 C1-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM, COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VilLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 R4 RE SD SP CUP 05-18 SEAL FURNITURE SYSTEMS 4014 WEST CHANDLER AVENUE N G AND au LD EXHIBIT 1 310-5 N G SINGLE FAMilY RESIDENTIAL TWO FAMilY RESIDENCE MULTIPLE FAMilY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN A cW' - = 500 FEET AGE N C Y LIGHT STORAGE/ INDUSTRIAL WAREHOUSE " ~ , ~ ^' 0 ~ " ~ L I G T IN D U T R I A L , ~ ^' ~ == 0 , " CHANDLER ~ AVENUE ~ a: ~ ~ ~ LIGHT 2 <v CI) 0 INDUSTRIAL ~ ~ 0 > .... :'!; ^' C g: 0 C CI) 0 :::l a: ~ LIGHT 0 .... ::t INDUSTRIAL ~ .... SEGERSTROM AVENUE INDUSTRIAL MIse, USES S TORA GE/ WAREHOUSE A CUP 05-18 SEAL FURNITURE SYSTEMS 4014 WEST CHANDLER AVENUE A c9Y' P LAN N N G AND B U L D N G AGE N C Y EXHIBIT 2 310-6 I II , I II , ~ ~ . ;i. ~ II rg .~~ VI "'vi !-Jill i ~! g ~~- O'f~ II , II II 1II ::, I ~~ 5 II' & I II I . ~ ~ ;i. . ! i~ II .. . SN , VI :z II ~ .lj . ... 1= !Dille g~~ i~l:!. ;c~i gJ:l~ i~l:!. --- 3nN3\~_~~_ ~~ lL. ~ U w ~ ~~ b .~ ~- l- I ... Vl ... N w . o I ... N a 00 .1 I o . N ... _ N u . o I ... N CD b I ... N <( It: ~~ 1t:[gJ w Vl --:"1 ~-~ b"u I ~G F"il I L J=."U , ~[g] I;:;: 0 15- "il ~ - ~ b."U I ~G F"il , L J=."u I~~ ,;:;: 0 ... - o --l-.- "il I rr~-b:-d I ~G F"il I L J=."u w I U!m ';:;:0 l5- "il ~-~ b."U , ~G F"il , L J=."u , ~~ I;:;: 0 ... - o "il ~-~ , ...~J=."u lu.., I;:;: 0 ... - ,0 "il ~-~ b."U I ~G F"il , L J=."u w I u~ , E@] o "il ~ - ~ b."U I ~L F"il -.--trL ~...J I... I !.!Iol Il::EJ -10 I I I I I I I I I I I I I I I I I I I _&. ~IQI ~[gj ..J .... 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'" lD Ii" :;1/i" ::;1 .JI1l...~ r ,j rl::-=:I I -L_-, cu Ex~=8 " " " -.; ::~ll! :: <- ....11 >- - " - " 0 " U rr IJ,."J r -...J rr-=, 'in I IJ,. -=l.. ..J lJ I I ~~I E t.:J I o ~ o C) Z o -l :J m 1==11==1 L.J L..J ' j---, : rr 'I r n ' U..J IL lJ . L.___.J . r,r, ' I:: =:II:: =:I!ZEJ' 0- U , rr 1J,.,d r-...J rr-=, 'in I IJ,. -=l.. ..J lJ , I ... !.!~I l::L::J1 o 1J,.,d --1 rr-=, {n I IJ,. -=l.. ..J lJ L ~EJ- ... -- ... o 1i"::;1 IL....JI r- -- , L__ fT'"'l1 ~::!J Conditional Use Permit No. 2005-18 June 13, 2005 Page 1 of 2 Findings of Fact A. Will the proposed contribute to the community? use provide a general well service being or of facility, which will the neighborhood or The project use will provide a combination of office/industrial space in an established, industrial area. In addition, this construction company provides a service and additional employment opportunity that will benefit the surrounding industrial area. B. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity? Since the proposed operation will be primarily office, the use will not introduce any waste products and will have a low amount of visitors to the site. The site complies with all development standards I which should enhance and not be detrimental to persons residing or working in the area. C. will the proposed stability or future surrounding area? use adversely affect economic development the present of properties economic in the The construction company will occupy a previously vacant industrial building. Sukut Construction intends to improve the interior of the building and add features to accent the exterior of the building for the new interior office areas. The proposed improvements will add value to the property and enhance the economic viability of the area by providing a stable tenant that has served the community for over 23 years. This use and the proposed property improvements should benefit the community and not adversely affect the present economic stability or future economic development of properties in the surrounding area. CUP 05-18 31rJiJ9'T 5 Conditional Use Permit No. 2005-18 June 13, 2005 Page 2 of 2 D. Will the proposed use comply with the regulations specified in Chapter 41 of the Santa Ana Municipal use? and condi t ions Code for such The subject property lS zoned Light Industrial. The project and the site will be in compliance with all code regulations and requirements imposed. The proj ect currently meets or exceeds all minimum standards specified in Chapter 41 of the City of Santa Ana zoning ordinance. E. will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely impact the General Plan of the City, as this office/industrial use is consistent with the industrial land use designation. In addition, due to no floor area expansion, but rather a conversion of existing floor area, the existing floor area ratio has not been altered. 310-10 JUNE 13, 2005 PAGE 1 OF 1 Conditions for Approval Should Conditional Use Permit No. 2005-18 be approved, the project shall comply with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 04-95. 2 . The total office square Assessor Parcel Number exceed 18,200 square feet footage of all 415-012-21 and of office area. buildings 415-012-22 located on shall not 3. A total of 76 parking spaces are provided for the office and warehouse uses on site. The parking provided for the project is based on the floor plan configuration approved for the development proj ect (DP No. 04 - 95) . Any proposed floor plan modification including increased office area, which would result in a higher parking demand, would require a review of the conditional use permit. 4. The conditional use permit shall be reviewed at six months, nine months, and one year. B. Police Department 1. Submitted plans must indicate that all structures and parking lots comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance) . All exterior doors must have exterior light fixtures providing a minimum maintained one-foot candle of light. 31~a1: KO - 6/20/05 RESOLUTION NO. 2005-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2005-18 AS CONDITIONED TO ALLOW THE MAXIMUM OFFICE FLOOR AREA TO EXCEED 30 PERCENT FOR THE PROPERTY LOCATED AT 4014 WEST CHANDLER AVENUE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Conditional Use Permit No. 2005-18 has been filed with the City of Santa Ana seeking to allow the maximum office floor are to exceed 30 percent for the property located at 4014 West Chandler Avenue. The applicant is requesting approval of a conditional use permit to convert an additional 6,300 square feet of warehouse space into administrative office area. B. Conditional Use Permit No, 2005-18 came before the City Council of the City of Santa Ana for a public hearing June 13, 2005. C. Santa Ana Municipal Code Section 41-472.5 permits an administrative office use ancillary to a permitted industrial use occupying more than thirty (30) percent of the gross floor area with a conditional use permit. D. Santa Ana Municipal Code Section 41-638 authorizes the City Council to grant a conditional use permit upon making certain findings. 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The project use will provide a combination of office/industrial space in an established, industrial area. In addition, this construction company provides a service and additional employment opportunity that will benefit the surrounding industrial area. 2. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity? 310-12 Resolution No, 2005-19 Page 1 of 3 Since the proposed operation will be primarily office, the use will not introduce any waste products and will have a low amount of visitors to the site. The site complies with all development standards, which should enhance and not be detrimental to persons residing or working in the area. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties in the surrounding area? The construction company will occupy a previously vacant industrial building. Sukut Construction intends to improve the interior of the building and add features to accent the exterior of the building for the new interior office areas. The proposed improvements will add value to the property and enhance the economic viability of the area by providing a stable tenant that has served the community for over 23 years. This use and the proposed property improvements should benefit the community and not adversely affect the present economic stability or future economic development of properties in the surrounding area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for such use? The subject property is zoned Light Industrial. The project and the site will be in compliance with all code regulations and requirements imposed. The project currently meets or exceeds all minimum standards specified in Chapter 41 of the City of Santa Ana zoning ordinance. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely impact the General Plan of the City, as this office/industrial use is consistent with the industrial land use designation. In addition, due to no floor area expansion, but rather a conversion of existing floor area, the existing floor area ratio has not been altered. E. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15332. This Class 32 exemption allows in-fill developments on properties of less than five acres that meet applicable General Plan and zoning regulations. Categorical Exemption Environmental Review No. 2004-239 will be filed for this project. 310-13 Resolution No, 2005-19 Page 2 of 3 Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2005-18 as conditioned in Exhibit A attached hereto and incorporated herein as though fully set forth. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Staff reports and exhibits attached thereto; and the public testimony all of which are incorporated herein by this reference. ADOPTED this 13th day of June, 2005 by the following vote: AYES: Commissioners: Cribb, De La Torre, Gartner, Lutz, Mondo, Nalle (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Leo (1) ABSTENTIONS: Commissioners: None (0) Glenn Mondo Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2005-19 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 13, 2005. Date: Clerk of the Planning Commission City of Santa Ana 31 0-14 Resolution No, 2005-19 Page 3 of 3 Conditions for Approval for Conditional Use Permit No. 2005-18 Conditional Use Permit No. 2005-18 is approved subject to compliance, to the reasonable satisfaction of the City Council, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Plannina Division 1 . All proposed site improvements must conform to the Site Plan Review approval of DP No. 04-95. 2. The total office square footage of all buildings located on Assessor Parcel Number 415-012-21 and 415-012-22 shall not exceed 18,200 square feet of office area. 3. A total of 76 parking spaces are provided for the office and warehouse uses on site. The parking provided for the project is based on the floor plan configuration approved for the development project (DP No. 04-95). Any proposed floor plan modification including increased office area, which would result in a higher parking demand, would require a review of the conditional use permit. 4. The conditional use permit shall be reviewed at six months, nine months, and one year. B. Police Department 1. Submitted plans must indicate that all structures and parking lots comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). All exterior doors must have exterior light fixtures providing a minimum maintained one-foot candle of light. Exhibit A 310-15 310-16