HomeMy WebLinkAbout31A - CUP - CAR WASH AT 4426 W FIRST STREETREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
MARCH 4, 2013
TITLE:
CONDITIONAL USE PERMIT NO. 2012-30 TO
ALLOW A CAR WASH AT 4426 WEST FIRST
STREET - JOSEPH BASHOURA, APPLICANT
lKe?
ANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
? As Recommended
? As Amended
? Ordinance on 1s` Reading
? Ordinance on 2"d Reading
? Implementing Resolution
? Set Public Hearing For_
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Conditional Use Permit No. 2012-30 as conditioned.
PLANNING COMMISSION ACTION
On February 11, 2013, the Planning Commission adopted a resolution approving Conditional
Use Permit No. 2012-30 as conditioned by a vote of 6:0 to allow an automatic car wash facility at
4426 West First Street located in the General Commercial (C2) zoning district. The Planning
Commission amended Planning Division Condition No. 4 to allow the hours of operation be
limited to 7:00 a.m. to 9:00 p.m., seven days a week (Exhibit A).
FISCAL IMPACT
There is no fiscal impact associated with this action.
E EM. Trevino
cutive Director
Planning & Building Agency
AN:rb
AnAwp51\p1ancomm2\CUP12-30 Prowash.cc
Exhibit: A. Planning Commission Staff Report
31A-1
31A-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
FEBRUARY 11, 2013
TITLE:
PUBLIC HEARING - FILED BY JOSEPH
BASHOURA FOR CONDITIONAL USE
PERMIT NO. 2012-30 TO ALLOW A CAR
WASH AT 4426 WEST FIRST STREET
PLANNING COMMISSION SECRETARY
APPROVED
? As Recommended
? As Amended
? Set Public Hearing For
DENIED
? Applicant's Request
? Staff Recommendation
CONTINUED TO
Prepared by Ann Hsin-An Ni
Executive Director
Planning Mana r-
---RECOMMENDED ACTION
Adopt a resolution approving Conditional Use Permit No. 2012-30 as conditioned.
Request of Applicant
Joseph Bashoura, owner of Prowash Xpress, is requesting approval of a conditional use permit to
allow the construction of an automatic car wash facility at 4426 West First Street. Pursuant to
Section 41-377.5(b) of the Santa Ana Municipal Code (SAMC), car washes require the approval of a
conditional use permit in the C2 (General Commercial) zoning district.
Project Location and Site Description
The subject site is 0.58 acre in size and is located on the southeast corner of First and Newhope
Streets. The site is currently occupied by a print shop, an above ground liquid propane station, and a
single-family residence with an attached garage. The site is surrounded by commercial uses to the
north, west and east, and a single-family residence to the south (Exhibits 1 and 2).
Proiect Description
The applicant is requesting approval of a conditional use permit to construct a 3,280 square foot
automatic car wash. The car wash structure will be located adjacent to the eastern property line and is
oriented to allow cars to enter from the north driveway on First Street or the south driveway on
Newhope Street. There are two pay points, with a minimum of 60 feet of stacking prior to entering the
car wash. The interior of the building will be primarily occupied by the car wash equipment,
administrative office and customer restrooms.
EXHIBIT A
31A-3
Conditional Use Permit No. 2012-30
February 11, 2013
Page 2
The architectural style of the building is contemporary with vertical and horizontal lines. A variety of
quality building materials including Zinc composite panels, vertical metal siding and aluminum reveals
will be utilized. The roof of the building will be angled to add visual interest and anodized aluminum
frames will be used on all windows and doors. The proposed hours of operation will be from 7:00 a.m.
to 9:00 p.m. in the summer and 7:00 a.m. to 7:00 p.m. in the winter, seven days a week.
A total of 17 parking spaces, including 14 spaces equipped with vacuums, will be provided to allow
patrons to dry and/or vacuum their vehicles. A minimum 15 foot landscaped setback will be provided
along the First and Newhope Street frontages and throughout the site. A minimum six foot high solid
block wall will be constructed along the east and south property lines to provide a buffer and to shield
noise to the adjacent residence. Vine pockets will be incorporated as part of the block wall to prevent
graffiti as required by the City's graffiti mitigation design guidelines (Exhibits 3 through 6).
Proiect Background
This location was originally constructed as a service station under the County's jurisdiction prior to
1961 and was in operation as a service station until April, 1995. There were no official permit
records for the single family residence.
In April, 1995 a certificate of occupancy was issued for a print shop and a separate certificate of
occupancy was issued in February, 1999 for a propane station. The site is currently occupied by a
print shop, an above ground liquid propane station, and a single-family residence with an attached
garage.
The project site is in compliance with the requirement of the California Regional Water Quality Control
Board. A site closure letter was issued on August 9, 2004 stating that no further action is required for
the site (Exhibit 7).
General Plan and Zoning Consistency
The General Plan land use designation for the site is General Commercial (GC). General Commercial
land-use districts are key components in the economic development of the City. They provide highly
visible and accessible commercial development along the City's arterial transportation corridors and
provide important neighborhood facilities and services, such as this car wash facility. The project site
is consistent with this General Plan land use designation.
The proposed car wash project helps to implement a number of policies contained in both the Land
Use Element and Urban Design Element of the General Plan as follows:
Land Use Element Policy 2.2 - Support commercial land uses in adequate amounts to
accommodate the City's needs for goods and services. The addition of a car wash facility will
provide a service to the surrounding businesses and residents. This location is adjacent to two
arterial streets as well as a large congregation of commercial and residential properties which make
it a perfect location for a service use of this type.
31A-4
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
Conditional Use Permit No. 2012-30
February 11, 2013
Page 4
Conditional Use Permit requests are governed by Section 41-638 of the SAMC. Conditional Use
Permit requests may be granted when it can be shown that the following can be established:
• That the proposed use will provide a service or facility which will contribute to the general well
being of the neighborhood or community.
• That the proposed use will not, under the circumstances of the particular case, be detrimental to
the health, safety, or general welfare of persons residing or working in the vicinity.
• That the proposed use adversely will not affect the present economic stability or future economic
development of properties surrounding the area.
• That the proposed use will comply with the regulations and conditions specified in Chapter 41 for
such use.
• That the proposed use will not adversely affect the General Plan of the city or any specific plan
applicable to the area of the proposed use.
If these findings can be made, then it is appropriate to grant the conditional use permit. Conversely,
the inability to make these findings would result in a denial. Using this information staff has prepared
the following analysis, which, in turn forms the basis for the recommendation contained in this report.
In analyzing the conditional use permit request, staff believes that the following findings of fact
warrant approval of the conditional use permit.
• The proposed automatic car wash facility will provide a service to the community. The proposed
Prowash Xpress carwash is a use that will support the adjacent commercial and residential uses in
the area. This will thereby benefit the community by providing affordable and convenient car wash
service with easy access from two major arterial streets. The automatic car wash service will
provide a convenient option for car wash patrons.
The proposed automatic car wash facility will not be detrimental to persons residing or working in
the vicinity because the carwash has been designed to minimize potential impacts to vehicles
travelling on both First and Newhope Streets. The internal stacking area adjacent to the streets has
been increased to 30 feet with an additional 60 feet of stacking prior to entering the pay point. A
minimum six foot high solid block wall will be provided to minimize any potential noise impacts
created by the drying machine. Additionally, conditions of approval to restrict the hours of operation
and outdoor speaker have been incorporated to mitigate potential adverse impacts from occurring
on the premises.
• The proposed use will not adversely affect the economic stability of the area, but will identify the site
as viable location to operate a business. The lot size constrains its development opportunities and
the relatively deteriorated nature of the surrounding properties also constrains the property's
31A-6
Conditional Use Permit No. 2012-30
February 11, 2013
Page 5
marketability. The construction of a high quality building in conjunction with the on and off-site
improvements will enhance the economic viability of the area. Prowash Xpress was originally
established in the City of Fontana in 2010 and was proven to be a viable and successful business.
The proposed project will be their second location in the Southern California Region. The proposed
car wash facility will provide affordable and convenient car wash service to attract patrons to benefit
the economic stability of the area.
The proposed project will be in compliance with all applicable regulations and provisions of Chapter
41 of the Santa Ana Municipal Code. Site improvements are proposed to bring the site into
compliance with the zoning code. Landscaping setbacks and on-site landscaping will be provided
according to the current standards. In addition, a new trash enclosure, handicap path of travel and
lighting will be provided to bring the site into compliance with code. Finally, on-site improvements
will be made to ensure the facility complies with local, regional and federal water quality standards.
The proposed use will not adversely affect the General Plan. Land Use Element Policy 2.2
supports commercial land uses in adequate amounts to accommodate the City's needs for
goods and services. Land Use Element Policy 2.8 promotes rehabilitation of commercial
properties, and encourages increased levels of capital investment. Urban Design Element Policy
1.5 encourages enhanced architectural forms, textures, colors and materials are expected in the
design of all projects. The proposed automatic car wash will be consistent with each of these
General Plan policies.
Public Notification
The project site is located within the Riverview West Neighborhood Association. Staff gave a
presentation on the project at their neighborhood association meeting and they expressed their
support of the proposed car wash project. Additionally, the project site was posted with a notice
advertising this public hearing, a notice was published in the Orange County Reporter and mailed
notices were sent to all property owners within 500 feet of the project site. At the time of this
printing, we received one call from Mr. Ray Madrid of 902 Newhope Street and he is in supportive
of the proposed project.
CEQA Compliance
In accordance with the California Environmental Quality Act the recommended action is exempt from
further review per Section 15332. This class 32 exemption allows infill development provided they
are consistent with the zoning and General Plan, do not have any noise or traffic impacts, and can
be served by existing utilities. Categorical Exemption Environmental Review No. 2012-50 will be tiled
for this project.
31A-7
Conditional Use Permit No. 2012-30
February 11, 2013
Page 6
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
approve Conditional Use Permit No. 2012-30 as conditioned.
Ann H. Ni
Associate Planner
1
Vince Fregoso, CP
Principal Planner
AN:jm
AnAwp511plancomm=UP12-30 Prowash.pc
Attachments:
Exhibit 1 -Vicinity Map
Exhibit 2 - Land Use Map
Exhibit 3 - Site Plan
Exhibit 4 - Floor Plan
Exhibit 5 - Building Elevations
Exhibit 6 - Landscape Plan
Exhibit 7 - Site Closure Letter
31A-8
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? California R 1ional Water Quality r )ntrol Board
Santa Ana Region
Terry TanuWnen 3737 Main Street, Suite 500, Riverside, California 92501-3348
Srrrelaryfor (951) 782.4130 • Fax (951) 781.6288 Arnold Sc Governor negger
Environmental hllp://www.swmb.ca.gov/rwgeb8 Covrrnar
Protertion
August 9, 2004
Marian Lilly
Superior Propane
1361 Paseo Redondo
Burbank, California 91501
SUBJECT: , SITE CLOSURE SUMMARY
SUPERIOR PROPANE
4426 W. FIRST STREET
SANTA ANA, CALIFORNIA
REGIONAL BOARD CASE NO. 083002939T
Dear Ms. Lilly:
Provided that the information submitted to this agency was accurate and representative of site
conditions, no further action will be required for this site. The site background, history of
subsurface investigation, and subsequent remediation performed at the site are discussed in
the enclosed Case Closure Summary.
This notice is issued pursuant to a regulation contained in Title 23, California Code of
Regulations, Division 3, Chapter 16, Section 2721(e).
Our agency requires that the nine (9) existing onsite/offsite monitoring wells be properly
abandoned In accordance with county standards. Appropriate documentation, including well
abandonment permits, must be submitted to this office to complete our records.
If you have any questions, please call Kenneth R. Williams or Valerie Jahn-Bull at (951) 782-
4496 or 782-4903, respectively.
Sincerely,
Gerar . Thibeault /
Executive Officer
Enclosure: Site Closure Summary
cc: Jay Bento - Santa Ana Fire Department
Wallace Jensky, If - Applied Environmental Technologies, Inc.
WJJsuperiorclosure cvr fir
California Environmental Protection Agency
Ca Reryrled Paper
I Z5 P"9 AL15
31 A-16
ROH - 02/11/13
RESOLUTION NO. 2013-03
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2012-30 AS CONDITIONED TO ALLOW
A CAR WASH IN THE GENERAL COMMERCIAL (C-2)
ZONING DISTRICT FOR THE PROPERTY LOCATED AT
4426 WEST FIRST STREET
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. The applicant is requesting approval of Conditional Use Permit No. 2012-
30 to allow the construction of an automatic car wash facility in the
General Commercial (C-2) zoning district for the property located at 4426
West First Street.
B. Conditional Use Permit No. 2012-30 came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on
February 11, 2013.
C. Santa Ana Municipal Code Section 41-377.5(b) requires a conditional use
permit for a car wash in the General Commercial (C-2) zoning district.
D. Santa Ana Municipal Code Section 41-638(a)(1) authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
1. That the proposed use will provide a service or facility, which will
contribute to the general well being of the neighborhood or the
community.
The proposed automatic car wash facility will provide a
service to the community. The proposed Prowash Xpress is
a use that will support the adjacent commercial and
residential uses in the area. This will thereby benefit the
community by providing affordable and convenient carwash
service with easy access from two major Arterial Streets.
The automatic car wash service will provide a convenient
option for car wash patrons.
2. That the proposed use will under the circumstances of the
particular case be detrimental to the health, safety, or general
welfare of persons residing or working in the vicinity.
Resolution No. 2013-03
31 A-1 7 Page 1 of 4
The proposed automatic car wash facility will not be
detrimental to persons residing or working in the vicinity
because the carwash has been designed to minimize
potential impacts to vehicles travelling on both First and
Newhope Streets. The internal stacking area adjacent to the
streets has been increased to 30 feet with an additional 60
feet of stacking prior to entering the pay point. A minimum six
foot high solid block wall will be provided to minimize any
potential noise impacts created by the drying machine.
Additionally, conditions of approval to restrict the hours of
operation and outdoor speaker have been incorporated to
mitigate potential adverse impacts from occurring on the
premises.
3. That the proposed use will adversely affect the present economic
stability or future economic development of properties surrounding
the area.
The proposed use will not adversely affect the economic
stability of the area, but will identify the site as viable location
to operate a business. The lot size constrains its
development opportunities and the relatively deteriorated
nature of the surrounding properties also constrains the
property's marketability. The construction of a high quality
building in conjunction with the on and off-site improvements
will enhance the economic viability of the area. Prowash
Xpress was originally established in the City of Fontana in
2010 and was proven to be a viable and successful
business. The proposed project will be their second location
in the Southern California Region. The proposed car wash
facility will provide affordable and convenient car wash
service to attract patrons to benefit the economic stability of
the area.
4. That the proposed use will comply with the regulations and
conditions specified in Chapter 41 for such use.
The proposed project will be in compliance with all
applicable regulations and provisions of Chapter 41 of the
Santa Ana Municipal Code. Site improvements are
proposed to bring the site into compliance with the zoning
code. Landscaping setbacks and on-site landscaping will be
provided according to the current standards. In addition,
new trash enclosure, handicap path of travel and lighting will
be provided to bring the site into compliance with code.
Finally, new on-site improvements will be made to ensure
the facility complies with local, regional and federal water
quality standards.
Resolution No. 2013-03
31 A-1 8 Page 2 of 4
5. That the proposed use will adversely affect the General Plan or any
specific plan of the City.
The proposed use will not adversely affect the General Plan.
Land Use Element Policy 2.2 supports commercial land uses
in adequate amounts to accommodate the City's needs for
goods and services. Land Use Element Policy 2.8 promotes
rehabilitation of commercial properties, and encourages
increased levels of capital investment. Urban Design
Element Policy 1.5 encourages enhanced architectural
forms, textures, colors and materials are expected in the
design of all projects. The proposed automatic car wash will
be consistent with each of these General Plan policies.
E. In accordance with the California Environmental Quality Act the
recommended action is exempt from further review per Section 15332.
This class 32 exemption allows infill development provided they are
consistent with the zoning and General Plan, do not have any noise or
traffic impacts, and can be served by existing utilities. Categorical
Exemption Environmental Review No. 2012-50 will be filed for this project.
Section 3. The Planning Commission of the City of Santa Ana, after
conducting the public hearing, hereby approves Conditional Use Permit No. 2012-30, as
conditioned in Exhibit "A" attached hereto and incorporated herein, to allow the
construction of an automatic car wash facility in the General Commercial (C-2) zoning
district for the property located at 4426 West First Street. This decision is based upon
the evidence submitted at the above said hearing, which includes, but is not limited to:
the Request for Planning Commission Action dated February 11, 2013, and exhibits
attached thereto; and the public testimony, all of which are incorporated herein by this
reference.
ADOPTED this 11th day of February, 2013 by the following vote:
AYES: Commissioners: Acosta, Alderete, Gartner, Mill, Nalle, Yrarrazaval(6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Eric Alderete
Chairman
Resolution No. 2013-03
31 A-19 Page 3 of 4
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Ryan O. Hodge
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. 2013-03 to be the original resolution
adopted by the Planning Commission of the City of Santa Ana on February 11, 2013 .
Date:
Clerk of the Planning Commission
City of Santa Ana
Resolution No. 2013-03
31A-20 Page 4 of 4
EXHIBIT A
Conditions for Conditional Use Permit No 2012-30
Conditional Use Permit No. 2012-30 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, 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 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. 12-30.
2. Any amendment to this conditional use permit 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. Prior to approval of Certificate of Occupancy, all on-site improvements
shall be made in accordance with the submitted plans.
4. Hours of operation shall be timitedto 7:00 a.m. to 9:00 p.m. in the s;- imme
.7.00 a.m. to 7,00 p.m. iR the , seven days a week.
Modified by Planning Commission on February 11, 2013.
5. Roll-up doors shall be provided to restrict access to the car wash tunnel
during non-operating hours.
6. Vacuuming equipment shall not be available or functional during non-
operating hours.
7. Prior to approval of Certificate of Occupancy, all on-site signage including
directional signage shall be submitted for review and approval and shall
be under separate permit.
8. On-site employees shall be responsible for the removal of all litter and
trash from the site each day.
31A-21
FEBRUARY 11, 2013
PAGE 2OF2
9. Inoperable or malfunctioning equipment shall be repaired or replaced in a
timely manner.
10. Landscaping shall be maintained in compliance with the submitted plan
including all parkways and street trees. Any modifications to this plan
shall be submitted to the Planning Division for review and subject to the
approval of the Planning Manager.
11. There shall be no overnight parking of vehicles on site.
12. There shall be no exposed neon lighting of any kind on either the building,
parking lot canopies or in the windows.
13. Customer restrooms shall be locked during all non-operating hours.
14. There shall be no outdoor speakers or any other sound amplifying devices
installed on the site.
15. A final landscaping plan, including a detailed irrigation plan shall be
submitted to staff for review and approval when plans are submitted for
building plan check.
B. Police Department
1. Prior to submitting into building plan check, submit plans that indicate all
structures and parking lot comply with provisions of Chapter 8, Article II,
Division 3 of the Santa Ana Municipal Code (Building Security Ordinance).
All applicable sections must be printed verbatim on your submitted set of
plans. See the commercial supplement for additional information.
Discretionary action conditions (if applicable) must be printed on your set
of plans.
2. Prior to submitting into building plan check, submit a full set of electrical
plans to the Police department to verify exterior lighting placement and
parking lot illumination levels.
3. Prior to obtaining an electrical permit, submit photometric foot-candle
calculations of all parking lots and walkways for review and approval.
Photometric calculations must be superimposed on a scaled site plan of
the project.
31A-22