HomeMy WebLinkAbout31A - CUP - 827 S MAIN STREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
OCTOBER 4, 2010
TITLE:
CONDITIONAL USE PERMIT NO. 2010-14 TO
ALLOW PARKING IN THE R2-13 ZONE AT 827
SOUTH MAIN STREET, SUITE B -AUTOMATED
LAUNDRY SYSTEMS, INC., APPLICANT
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
? As Recommended
? As Amended
? Ordinance on 15t Reading
? Ordinance on 2nd Reading
? Implementing Resolution
? Set Public Hearing For_
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Conditional Use Permit No. 2010-14 as conditioned.
PLANNING COMMISSION ACTION
On September 13, 2010, the Planning Commission adopted a resolution approving Conditional
Use Permit No. 2010-14 as conditioned by a vote of 7:0 to allow parking for a coin-operated
Laundromat facility in the Two Family Residence with a B suffix (R2-B) zone at 827 South Main
Street, Suite B. 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.
J . Trevino
Executive Director
Planning & Building Agency
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II\reports\PC and ZA\cup10-14 Laundry Systems=
Exhibit: 1. Planning Commission Staff Report
31A-1
31A-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
SEPTEMBER 13, 2010
TITLE:
PUBLIC HEARING - FILED BY AUTOMATED LAUNDRY
SYSTEMS, INC FOR CONDITIONAL USE PERMIT
NO. 2010-13 TO ALLOW A 3,687 SQUARE FOOT
LAUNDROMAT AND CONDITIONAL USE PERMIT
NO. 2010-14 TO ALLOW PARKING IN THE R2-B ZONE
AT 827 SOUTH MAIN STREET, SUITE B
Prepared by Lucy Linnaus
Lol?
Ex cutive Director
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
APPROVED
? As Recommended
? As Amended
? Set Public Hearing For
DENIED
? Applicant's Request
? Staff Recommendation
CONTINUED TO
??G?•c.lut_. ?
Planning Manager
Adopt a resolution approving Conditional Use Permit No. 2010-13 as conditioned.
2. Adopt a resolution approving Conditional Use Permit No. 2010-14 as conditioned.
DISCUSSION
Zoning Administrator Action
A Zoning Administrator hearing was held on August 25, 2010 regarding Conditional Use Permit No.
2010-13 to allow a laundromat use. The Zoning Administrator remanded this item to the Planning
Commission in order to allow the Planning Commission to review this project and all related actions in
a comprehensive manner.
Request of Applicant
Emilia Keushkerian of Automated Laundry Systems, Inc. is requesting approval of a Conditional Use
Permit to allow a coin-operated laundromat facility within an existing commercial building to be
located at 827 South Main Street, Suite B. Additionally the applicant is requesting approval of a
Conditional Use Permit to allow parking in conjunction with a commercial use on the portion of the site
that is zoned Two-Family Residence with a B suffix (R2-B).
Property Description
The subject property is an irregularly shaped, through-lot located midblock on the east side of Main
Street and west side of Cypress Avenue, between Bishop and Cubbon Streets. The project site is
comprised of two parcels totaling 0.74 acre. A lot merger application has been filed to consolidate
both lots. The project site is developed with an 11,561 square foot commercial building and 51
parking spaces. The site has two zoning designations: South Main Street Commercial District
Exhibit A
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).
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.
CUP Nos. 2010-13 and 2010-14
September 13, 2010
Page 4
Public Outreach
On May 20, 2010, the applicant presented the proposed project to the Eastside Neighborhood during
their regularly scheduled meeting. The neighborhood was please to see additional investment in the
South Main Commercial corridor and expressed their support for the project. While they were
pleased to see that the vehicular access to Cypress Avenue will be closed off, they requested that a
pedestrian access be maintained, indicating that the neighbors of the area would probably be the
primary users of the new laundromat.
In summary, as conditioned, the project will not create negative impacts to the surrounding business
and residents; instead it will stabilize the South Main Commercial corridor by creating new long term
employment opportunities, provide for significant new investment in a commercial building, provide a
modern laundromat that will provide a desirable service to the community, and reduce the inventory of
vacant commercial spaces. Based upon the analysis of the project and the project's compatibility with
the City's General Plan and the standards adopted for laundromats and parking in the R2-B zoning
district, approval of Conditional Use Permit No. 2010-13 as conditioned and Conditional Use Permit
No. 2010-14 as conditioned is recommended.
CEQA Compliance
In accordance with the California Environmental Quality Act, the proposed project is exempt from
CEQA review per Section 15303, Class 3. The Class 3 exemption allows for conversion of small
structures from one use to another where only minor modifications are made in the exterior of the
structure. Categorical Exemption No. 2009-116 will be filed for this project.
Lucy Linns, AIA
Senior Pi nner
Verny Carvajal
Senior Planner
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All GENERAL AGRICULTURAL
-B PARKING MODIFICATION
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C2 GENERAL COMMERCIAL
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C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE
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31A-20
ROH - 09/13/10
RESOLUTION NO. 2010-15
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2010-13 AS CONDITIONED TO
OPERATE A LAUNDROMAT AND CONDITIONAL USE
PERMIT NO. 2010-14 AS CONDITIONED TO ALLOW
PARKING IN THE R2-B ZONE FOR THE PROPERTY
LOCATED AT 827 SOUTH MAIN STREET, SUITE B
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. Applicant is requesting approval of Conditional Use Permit No. 2010-13 to
operate a laundromat and Conditional Use Permit No. 2010-14 to allow
parking in the R2-B Zone for the property located at 827 South Main
Street, Suite B.
B. Santa Ana Municipal Code Section 41-522 requires a conditional use
permit for laundromats in the C-SM district. Santa Ana Municipal Code
Section 41-611 requires a conditional use permit to allow the parking of
motor vehicles in connection with any commercial use on any property
with a B suffix district designation, including lots zoned 132-13.
C. On August 25, 2010, a Zoning Administrator hearing was held regarding
Conditional Use Permit No. 2010-13 to allow a laundromat use. At that
hearing, the Zoning Administer remanded the matter to the Planning
Commission.
D. On September 13, 2010, the Planning Commission held a duly noticed
public hearing on Conditional Use Permit No. 2010-13 and Conditional
Use Permit No. 2010-14.
E. The Planning Commission determines that the following findings, which
must be established in order to grant this Conditional Use Permit
pursuant to Santa Ana Municipal Code Section 41-638, have been
established for Conditional Use Permit No. 2010-13 to allow a laundromat
operation:
1. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or the
community?
Resolution No. 2010-15
Page 1 of 8
31A-21
The proposed laundromat will contribute to the general well
being of the community by providing a basic community
service to individuals who live and work in the area.
Conditions have been placed on the laundromat, which will
mitigate any potential impacts created by the use and ensure
that the use will not negatively affect the surrounding
community.
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?
The proposed laundromat will not create any negative or
adverse impacts to the surrounding community because the
use will comply with all the adopted regulations intended to
ensure that new Laundromats will be safe, well maintained
and will not result in a demand for Police Department calls
for service. Moreover, conditions are imposed to mitigate
any potential impacts that could otherwise affect the health,
safety, or general welfare of persons residing or working in
the vicinity.
3. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The laundromat use will generate city tax revenue and long
term employment in the community. In addition, the use will
provide a tenant in a previously vacant suite and an
additional service to the community, thereby enhancing
rather than adversely affecting the economic stability of
surrounding properties in the area.
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
As conditioned, the proposed project will be in compliance
with all applicable regulations and conditions imposed on
laundromats pursuant to Chapter 41 of the Santa Ana
Municipal Code.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed use will not adversely affect the General Plan.
The project is consistent with the purpose 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
Resolution No. 2010-15
Page 2 of 8
31A-22
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.
F. The Planning Commission determines that the following findings, which
must be established in order to grant this Conditional Use Permit
pursuant to Santa Ana Municipal Code Section 41-638, have been
established for Conditional Use Permit No. 2010-14 to allow parking in the
R2-B Zone:
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 existing parking lot will continue to serve a commercial
use and will contribute to the general well being of the
neighborhood by providing a permanent buffer zone
between the commercial and residential uses. Conditions
have been placed on the parking area that will mitigate any
potential impacts created by the use and ensure that the use
will not negatively affect the surrounding community.
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?
The existing parking lot will be brought into conformance
with the current development standards and will provide a
required and necessary service to the store patrons. The
conditions of approval will require the store to maintain a
safe environment and are imposed to mitigate any potential
unforeseen impact that could otherwise affect the health,
safety, or general welfare of persons residing or working in
the vicinity.
3. Will the proposed use adversely affect the present economic
stability or future economic development of properties surrounding
the area?
The parking provides a required and necessary service to
the store patrons. The retail establishment will generate City
tax revenue, provide long term employment for the
community and convert a substantially vacant commercial
building into a use that will provide a new service to the
community. This in turn will contribute to the economic
stability of surrounding properties in the area.
Resolution No. 2010-15
Page 3 of 8
31A-23
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
With an approved conditional use permit to allow parking in
conjunction with a retail building, the proposed use will be in
compliance with the applicable sections of Chapter 41 of the
Santa Ana Municipal Code.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed retail establishment is located in two general
plan designations; General Commercial (GC) and Low
Density Residential (LR). The proposed use as designed
will not adversely affect the General Plan. Laundromats are
permitted within the General Commercial (GC) land use
General Plan designation, while parking in conjunction with a
commercial establishment is permitted in the Low Density
residential designation. The project is consistent with the
purpose of the General Plan Land Use Element, as it will
further Goal 2, Policy 2.4, Policy 2.8 and Policy 5.6 of the
plan and not obstruct their attainment.
G. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review per Section 15332. This
Class 3 exemption allows for conversion of small structures from one use to
another where only minor modifications are made to the exterior of the
structure. Categorical Exemption Environmental Review No. 2009-116 will
be filed for this project.
Section 2. The Planning Commission of the City of Santa Ana after conducting
the public hearing hereby approves Conditional Use Permit No. 2010-13 and
Conditional Use Permit No. 2010-14 as conditioned in Exhibit A attached hereto and
incorporated as though fully set forth herein. This decision is based upon the evidence
submitted at the abovesaid hearing, which includes but is not limited to: the Request for
Planning Commission Action dated September 13, 2010 and exhibits attached thereto;
and the public testimony, all of which are incorporated herein by this reference.
ADOPTED this 13th day of September 2010 by the following vote:
AYES: Commissioners: Acosta, Alderete, Betancourt, Gartner, Turner,
Walters, Yrarrazaval (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Resolution No. 2010-15
Page 4 of 8
31A-24
Eric Alderete
Chairman
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and
certify the attached Resolution No. 2010-15 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on September 13, 2010 .
Date:
Secretary of the Planning Commission
City of Santa Ana
Resolution No. 2010-15
Page 5 of 8
31A-25
Conditions for Approval of Conditional Use Permit Nos 2010-13 and 2010-14
Conditional Use Permit Nos. 2010-13 and 2010-14 are approved subject to compliance,
to the reasonable satisfaction of the Planning Commission, with all applicable sections of
the Santa Ana Municipal Code, the California Administrative Code, the California Building
Standards 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 these conditional use permits.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permits. Failure to comply with each and every condition may
result in the revocation of the conditional use permits.
A. Planning Division
1. All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2009-49.
2. Any amendment to these conditional use permits must be submitted to the
Planning Division and Police Department for review. At that time, staff will
determine if administrative relief is available or the conditional use permit
must be amended.
3. The existing roof-mounted sign shall be removed prior to the building final
and issuance of the Certificate of Occupancy.
4. All requirements set forth in Section 41-199 of the Santa Ana Municipal
Code shall be incorporated herein.
5. There shall be no operation between the hours of 10:00 p.m. and 7:00
a. m.
6. A full time attendant shall be required during all hours of operation of the
facility.
7. A six-foot fence shall enclose the rear portion of the parking lot, as indicated
on Exhibit 3. The fence shall have a pedestrian gate on Cypress Avenue,
which shall remain closed between 10:00 p.m. and 7:00 am. A vehicular
gate, which shall remain open during hours of operation and closed during
off hours shall be installed as shown on Exhibit 3.
8. Pedestrian access from Cypress Avenue to the site shall be maintained as
shown on Exhibit 3.
Resolution No. 2010-15
Page 6of8
31A-26
SEPTEMBER 13, 2010
PAGE 2OF3
9. Natural stone or matching stone veneer shall be installed to match existing
stone as found along the Main Street elevation. The applicant shall submit
the proposed stone to the Planning Division for final review and approval
(added by Planning Commission on September 13, 2010).
10. All proposed signs shall be consistent with the style, design and materials of
the existing Main Photo sign found on the Main Street elevation. All signs
shall be approved under separate permit (added by Planning
Commission on September 13, 2010).
11. The exterior storefront glass shall be kept free from graffiti and/or etching.
The glass shall be treated with anti-etching film or a similar protective
coating or constructed of glass material that is resistant to etching. All
graffiti shall be removed within 48 hours; this includes the removal of any
painted or marked graffiti, as well as etchings. (added by Planning
Commission on September 13, 2010).
12. The Voluntary Lot Merger shall be approved prior to issuance of the building
permit.
B. Police Department
Existing building and parking lot must conform to the provisions of Chapter
8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security
Ordinance). These code conditions will require that the existing project's
lighting, door/window locking devices and addressing be upgraded to
current code standards. Lighting standards cannot be located in required
landscape planters.
2. Window displays must be kept to a minimum for maximum visibility and
shall not exceed 25 percent of window coverage.
3. Window displays and racks must be kept to a maximum height of three
feet including merchandise.
4. There shall be no pool tables, coin-operated games, or video machines
maintained upon the premises at any time.
5. There shall be no public telephones located on the exterior or interior of
the premises.
Resolution No. 2010-15
Page 7 of 8
31A-27
SEPTEMBER 13, 2010
PAGE 3OF3
6. The petitioner(s) shall be responsible for maintaining the premises free of
litter and graffiti. All graffiti must be removed within 24 hours of
occurrence.
7. Provide a Closed Circuit Television System (CCTS) approved by the
Police Department. The CCTS shall be capable of viewing and recording
events in the rear parking lot, and shall have a resolution which will clearly
identify individuals for later identification.
8. Conditional Use Permit Nos. 2010-13 and 2010-14 shall be reviewed at
six months, at one year and then annually thereafter by the Police
Department for any modification to the conditions of approval.
Resolution No. 2010-15
Page 8 of 8
31A-28