Loading...
HomeMy WebLinkAbout31C - CUP - 2402 S BRISTOL STREQUEST FOR � COUNCIL ACTION CITY COUNCIL MEETING DATE: APRIL 7, 2015 TITLE: CONDITIONAL USE PERMIT NO. 2015-01 TO ALLOW A CAR WASH AND VARIANCE NOS. 2015 -01 AND 2015 -02 FOR A REDUCTION IN FRONT -YARD SETBACKS AND REQUIRED PARKING AT SOUTH COAST SPEEDWASH LOCATED AT 2402 SOUTH BRISTOL STREET - PEDRAM FARARO /OY (STRATEGIC PLAN NO. 3, 2) CITY MANAdtR RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: ❑ As Recommended ❑ As Amended ❑ Ordinance on Aar Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2015 -01 as conditioned, Variance No. 2015 -01 as conditioned, and Variance No. 2015 -02 as conditioned. PLANNING COMMISSION ACTION On March 9, 2015, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2015 -01 as conditioned to allow a car wash, Variance No. 2015 -01 as conditioned and Variance No. 2015 -02 as conditioned to allow a reduction in required front -yard setback as well as a reduction in the number of required parking spaces by a vote of 7:0 at 2402 South Bristol Street located in the General Commercial (C2) zoning district. The Planning Commission added a condition to require construction of a new ten -foot high block wall along the entire length of the western property line of the project site (Exhibit A). DISCUSSION The project consists of the demolition of an existing 5,410 square foot car wash and construction of a new car wash and commercial development on a 2.71 -acre project site. The development proposes a "flex service" car wash building, with washing, drying, and detailing facilities, as well as an administration office building and a commercial building with retail and dining options. Other minor structures on the site will include a trash enclosure and vacuum equipment building. The proposed hours of operation for the car wash and administrative offices are from 6:00 a,m. to 9 :00 p.m., seven days per week. In response to public comments, the Planning Commission added a condition of approval to require a ten -foot high block wall along the westerly property line. The wall must be designed to incorporate a 12 -inch base as an additional safety measure for the residents to the west. Full sized site plans are available for public viewing in the Clerk of the Council Office. 31 C -1 Conditional Use Permit No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 April 7, 2015 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 Objective No. 2 (create new opportunities for business /job growth development through new General Plan and Zoning Ordinance policies). FISCAL IMPACT There is no fiscal impact associated with this action. Vince Freg A�sso, A P Interim Execu"five Director Planning & Building Agency AP:rb ap \reports\Staff Reports for PCICUPI5 -1 VA15-1&2 South Coast Speedwash.00 Exhibit: A. Planning Commission Staff Report 31 C -2 Economic Development, and encourage private REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MARCH 9, 2015 TITLE: PUBLIC HEARING — FILED BY PEDRAM FARAROOY FOR CONDITIONAL USE PERMIT NO. 2015 -01 TO ALLOW A CAR WASH AND VARIANCE NOS. 2015.01 AND 2015 -02 FOR A REDUCTION IN FRONT -YARD SETBACKS AND REQUIRED PARKING AT SOUTH COAST SPEEDWASH LOCATED AT 2402 SOUTH BRISTOL STREET (STRATEGIC PLAN NO. 3,2) Prepared by _AII Pezeshkour Interim = xeeutiv Director RECOMMENDED ACTIONS PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended 0 Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Acting Planning Manager 1. Adopt a resolution approving Conditional Use Permit No. 2015 -01 as conditioned. 2. Adopt a resolution approving Variance No. 2015 -01 as conditioned. 3. Adopt a resolution approving Variance No. 2015 -02 as conditioned. Request of Applicant Pedram Fararooy, representing Bristol Speedwash Inc., is requesting approval of a conditional use permit (CUP) to allow a car wash at the South Coast Speedwash at the Autobahn, located at 2402 South Bristol Street. Car washes in the General Commercial (C-2) zoning district require approval of a CUP pursuant to Section 41- 377.5(b) of the Santa Ana Municipal Code (SAMC). In addition, the applicant is requesting approval of respective variances from SAMC Section 41 -368 to allow a reduction in required front -yard setbacks and from SAMC Sections 41 -1340 and 41 -1341 to allow a reduction in the number of required parking spaces. Project Location and Site Description Bristol Speedwash currently occupies a 5,410- square foot structure on a 2.71 -acre site along Bristol Street between Warner and Central Avenues. Although the project site is comprised of one legal lot, at present only half of the 2.71 -acre site is developed. The rear half remains vacant and is slated for Improvement as part of the proposed project. Surrounding land uses include commercial and multiple- family residential uses to the north and south, commercial uses to the east across Bristol Street, and single - family residential uses to the west (Exhibits 1, 2 and 3). EXHIBIT A 31 C -3 CUP No, 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 2 Project Description The project consists of the demolition of an existing 5,410 square foot car wash and construction of a mixed -use car wash and commercial development on a 2.71 -acre project site, The development proposes a "flex service' car wash building, with washing, drying, and detailing facilities, as well as an administration office building and a commercial building with retail and dining options. Other minor structures on the site will include a trash enclosure and vacuum equipment building. The proposed hours of operation for the car wash and administrative offices are from 6.00 a.m. to 9:00 p.m., seven days per week. Structures Upon the existing car wash's demolition, the applicant proposes to construct a mixed -use car wash and commercial development. The centerpiece of the proposed project is a 21,768- square foot full - service indoor car wash building, The car wash building will contain two self- service lanes for patrons to wash their vehicles and an additional two lanes for automated drying. Additional square footage inside the building will be allocated to parking spaces for hand -drying and detailing of vehicles for patrons who purchase those services. In addition to the car wash building, the applicant proposes to construct an 8,183 - square foot commercial building consisting of 4,883 square feet of retail space and 3,300 square feet of space for a future eating establishment. An outdoor dining area is also proposed adjacent to the eating establishment, with seating on the north and east sides of the building providing views onto Bristol Street. Finally, the applicant proposes to construct a two -story operations building consisting of 2,885 square fleet on the ground floor and 1,500 on the second floor for a total of 4,385 square feet. This building will contain storage, office, and waiting areas for patrons on the ground floor and administrative offices and a conference room on the second floor. Other proposed accessory structures on the site include an enclosed vacuum equipment building and a 388 - square foot trash enclosure. All structures on site are proposed to contain cutting -edge, durable building materials to enhance the proposed contemporary architectural style of the site (Exhibits 4 and 5). Site Access and Parking Access to the site will be provided from a single driveway on Bristol Street. Once on site, visitors and employees will have access to 53 parking spaces. Patrons for the car wash may continue straight through the commercial parking areas to a queuing lane to purchase various wash services. Once complete with their wash, patrons may continue to a self- service vacuuming and drying area that will contain 34 self -serve vacuum spaces. Patrons may also proceed to an interior automated drying and detailing area. Finally, the applicant proposes to provide 15 on -site bicycle parking spaces (Exhibit 6). 31 C -4 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 3 Site Improvements and Landscaoin The applicant proposes to enhance the overall project site with new walls, sidewalks, a new street light, and on- and off -site landscaping. As part of the project, the applicant will remove the existing narrow sidewalk to accommodate new curbs and a wider sidewalk with street tree boxes. Moreover, a new street light will be installed per City standards to the south of the proposed driveway, assisting with the safety of pedestrians, cyclists, and motorists in evening hours. These improvements will be consistent with existing development patterns on South Bristol Street. The applicant proposes to leave intact the existing perimeter walls on the project site. These walls currently range from eight to ten feet in height along the project site's property lines where they abut residential uses, and will serve to buffer adjacent single- or multiple - family uses from the car wash stacking lanes and vacuum areas. In addition, the applicant proposes to construct a new eight -foot tall solid wall along the project site's northern boundary with the existing commercial use to the north to provide visual screening of the vacuum areas from Bristol Street, Finally, an enhanced landscaping plan with a decorative water feature is proposed for the site. A 47 -foot wide, four -foot tall water feature is proposed along the project frontage on Bristol Street. The water feature will be constructed using materials that will match the buildings on site and will assist with screening the vehicular lanes of the car wash building near Bristol Street (Exhibit 7). Protect Background The existing car wash building on the project site was constructed in 1970. In 1991, the owners of the site carried out various improvements on the site to upgrade the aesthetics of the building, including a reroof and architectural upgrades. From its original construction to present, the car wash use has occupied only a portion of the subject parcel. The proposed development will expand development onto the entire parcel. In April 2011, the applicant acquired the site, and in September 2012 submitted the current application. Since receiving the initial project application, city staff has worked closely with the applicant to improve on -site circulation and to mitigate any potential negative impacts on sensitive adjacent uses stemming from traffic or noise. South Coast Speedwash at the Autobahn is the applicant's latest venture in car wash construction and is the first proposed Orange County location for the parent company. The company currently operates a similar full- service car wash in the High Desert. community of Victorville. Although modeled after a loose interpretation of the automobile- oriented Googie architectural style, the Victorville Speedwash contains similar high - quality, durable building materials. The applicants intend to construct a similar product in Santa Ana, albeit with more contemporary building materials and styles. 31 C -5 CUP No. 2015 -01 Variance Nos. 2015 -01 &2015 -02 March 9, 2015 Page 4 General Plan and Zonina Consistency The General Plan land use designation for the site is General Commercial (GC), which allows for commercial and office uses. General Commercial districts are primarily located on commercial corridors and major arterial roadways in the City. They provide accessible commercial development along the City's arterials as well as provide support facilities and services, including offices, restaurants and various other services. The project is consistent with this General Plan land use designation. The site is located within the General Commercial (C -2) zoning district. The C -2 zoning district allows for commercial and service uses such as car washes, making the proposed use consistent with the zoning designation. Protect Analysis The project proposes to demolish an existing car wash and construct a mixed -use car wash and commercial development on a 2.71 -acre parcel. As proposed, the project will require approval of a CUP to allow a car wash in the C -2 zoning district, and variances from required front -yard setbacks and parking. CUP No. 2015 -01 (Car Wash Use) 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 will not adversely 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. 31 C -6 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 5, 2015 Page 5 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 this conditional use permit request, staff believes that the following findings of fact warrant approval of the conditional use permit. The C2 (General Commercial) zoning designation allows car wash facilities subject to the approval of a CUP per Section 41- 377.5(b) of the SAMC, The CUP requirement allows staff and decisional bodies to review each project on an individual basis to determine compatibility with the surrounding area and apply appropriate conditions to ensure the proposed business will not negatively affect the surrounding properties or community. The proposed car wash facility will provide a service to the community. The proposed South Coast Speedwash mixed -use commercial development will support the adjacent commercial and residential uses in the area. This will thereby benefit the community by providing a convenient car wash service with easy access from a major arterial street. Moreover, the project will provide several retail and restaurant tenant spaces that will serve the adjacent communities. The automatic car wash service will provide a convenient option for car wash patrons, and the proposed architecture will enhance the aesthetics of the Bristol Street corridor. The proposed car wash facility will not be detrimental to persons residing or working in the vicinity because the car wash has been designed to minimize potential impacts to vehicles travelling on Bristol Street. The internal stacking area is designed to be at the rear of the project site, away from Bristol Street, and will be separated from the single - family residential uses by existing eight- to ten -foot tall block walls. Additionally, conditions of approval 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 construction of a high - quality project using contemporary architecture and durable building materials in conjunction with the on and off -site improvements will enhance the economic viability of the area, specifically the Bristol Street corridor. The project's parent company was originally established in the City of Victorviile and has been proven to be a viable and successful business. The proposed project will be the company's second location in the Southern California region, The proposed car wash facility will provide an affordable and convenient car wash service, as well as commercial spaces, to attract patrons to benefit the economic stability of the area. 31 C -7 CUP No. 2015-01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 6 • 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. 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 mixed -use car wash and commercial building will be consistent with each of these General Plan policies. Variance No. 2015-01 (Front-Yard Setbacks Variance requests are governed by Section 41 -638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings. • That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property. • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The applicant is requesting approval of a variance to allow a reduction in required front -yard setbacks. The existing site contains a total of 2.71 acres and maintains approximately 325 feet of street frontage on South Bristol Street. Although the site is designed to conform to current SAMC front -yard setback standards, the City intends to widen a portion of Bristol Street south of Warner Avenue. This widening will require the property owner to dedicate 10 feet of property to the City. Although the project proposes a 22 -foot front -yard setback between the current public right -of -way 31 C -8 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 7 and edge of the first drive aisle, the front -yard setback will be reduced to 12 feet after the widening, which is less than the 15 feet required by SAMC Section 41 -368. As a result, special circumstances exist with respect to future setbacks and have created a situation where the property has remained partially vacant and underutilized, Staff recommends approval of the variance from the minimum front -yard setbacks based on the following facts and findings: The project site has a special circumstance related to its location on a major arterial that is planned for future widening. The widening of Bristol - Street in the area creates a special circumstance applicable to the property, as the applicant will be unable to maintain the required front -yard setback once the widening is complete. The project is being designed to provide a generous front -yard setback before the widening, and will enhance front -yard landscaping to assist with screening of the building and drive aisles once the street widening is complete. • The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the variance will preserve the property owner's ability to utilize a commercially zoned property to the greatest extent possible. The variance will allow the applicant the ability to Construct and operate a significant mixed -use car wash and commercial development on a site that is currently underdeveloped. The granting of the variance will not be detrimental to the public or surrounding properties. The project fully complies with all other required building setbacks, minimum lot size, and minimum street frontage.. Additionally, conditions have been placed on the project to ensure that the site will remain in compliance with all other development standards applicable to the property. Finally, the project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed mixed -use car wash and commercial development that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The South Coast Speedwash project will include significant new construction and tenant improvements to a site that has remained underutilized since the original car wash was developed on the site. Finally, Policy 5,5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The South Coast Speedwash project will be located on one of the City's most significant commercial corridor and conditions of approval will ensure that its operations will be compatible with the surrounding community. 31 C -9 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02. March 9, 2015 Page 8 Variance No. 2015 -02 (Parkin In addition to CUP No. 2015 -01 and Variance No. 2015 -01, the applicant is requesting approval of a second variance to allow a reduction in required parking. The proposed mixed -use car wash and commercial development will contain 21,768 square feet of car wash building area, 4,883 square feet of retail space, and 3,300 square feet of restaurant area. The proposed development creates an opportunity to share parking among the uses. Per SAMC Section 41 -1355, the proposed full- service car wash requires five parking spaces, an area equivalent to 20 parking spaces for drying, and a minimum 120 feet of stacking. The project meets this SAMC requirement due to the abundance of vehicle stacking and interior drying areas that are proposed, Although the Parking Demand Analysis submitted by the applicant includes requirements for the administration building, administrative offices that serve the primary use are not required to provide dedicated parking spaces. In addition to the car wash and administration building's five parking spaces, the proposed project requires 24 spaces for the retail area (one space per 200 gross square feet) and 33 spaces for the restaurant area (one space per 100 gross square feet). Based on a strict application of the SAMC parking requirements, the proposed project would need to provide 62 spaces, while 53 are proposed. The resulting difference is 15 percent less than the required parking. To analyze whether the proposed parking could accommodate the use, and therefore substantiate the variance request, the applicant hired the traffic engineering firm of Linscott, Law & Greenspan Engineers (LLC) to provide an alternative parking standard for the development and to prepare a shared parking analysis for the site, The parking study, using procedures developed by the Urban Land Institute (ULI) for shared parking, analyzed impacts on large shopping center parking lots that are shared by multiple land uses such as the proposed development. The study also surveyed other similar developments and the actual parking demand for mixed -use car wash and commercial developments in an effort to provide a realistic parking demand for the uses on the project site. The parking study was intended to provide an analysis of the demand for parking based on the different activity patterns of the development. In addition, it was intended to review the City's parking requirement for mixed -use developments and propose an alternative standard based on other generation factors and actual usage. Although the ULI parking ratios closely match the SAMC's parking requirements for retail and restaurant uses, the analysis shows that differences between peak usage times, as well as the abundance of transit options in the area, create an opportunity for shared parking. The analysis indicates that peak retail usage occurs between 1:00 and 2:00 p.m. on weekdays and 2:00 and 4:00 p.m. on weekends, while the peak restaurant usage 31 C -10 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Rage 9 occurs between 7:00 and 10:00 p.m. on weekdays and 8:00 and 9:00 p.m. on weekends. Moreover, a conservative 10 percent reduction in parking was also utilized to account for alternative methods of travel, such as transit, bicycle, ridesharing, or pedestrian modes. Based on the parking study, the proposed shared parking condition will result in a surplus of four spaces during peak usage times (Exhibit 8). In analyzing the variance request, staff believes that the following findings of fact warrant approval of the variance: The project site has a special circumstance related to its location and surroundings. The proposed use will be located on a parcel that is surrounded by commercial uses and transportation corridors. Due to its location and the mixed -use nature of the proposed development, there are multiple opportunities to share parking or use alternative travel modes, such as ridesharing, transit; cycling, or walking. Moreover, patrons of the car wash or commercial portion will have the opportunity to walk among the various uses on site, reducing the overall parking demand. The number of on -site parking spaces will be sufficient as identified in the parking analysis for the project, which has determined that a surplus of parking spaces will be provided for the project, even during times of peak demand. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to develop an underutilized property with a mixed -use development that will contribute to identifying the site as an economically viable development, The property that is the subject of this application has remained underdeveloped since it was originally built 45 years ago. The granting of the variance will allow new types of commercial uses to establish on the existing property, contributing to the overall success of the project and the Bristol Street commercial corridor as a whole. The granting of the variance will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the site will have sufficient parking to accommodate the various uses during the peak parking hours on both weekdays and weekends. Therefore; the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, the granting of the variance will allow the property owner to develop a long - underutilized site, contributing to the vitality and success of the Bristol Street commercial corridor. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 31 C -11 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March g, 2015 Page 10 Finally, the project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed mixed -use car wash and commercial development that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The South Coast Speedwash project will include significant new construction and tenant improvements to a site that has remained underutilized since the original car wash was developed on the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The South Coast Speedwash project will be located on one of the City's most significant commercial corridor and conditions of approval will ensure that its operations will be compatible with the surrounding community. Public Notification The project is located within the boundaries of the Thornton Park Neighborhood Association. Staff contacted the presidents of the Thornton Park and the nearby Sunwood Central and Rosewood Baker Neighborhood Associations to ensure that they were notified of this project and to identify any areas of concern. The presidents did not identify any areas of concern. The project site was also 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 and tenants within 500 feet of the project site. At the time of this printing, no correspondence, either written or electronic, had been received. CEQA Compliance In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15332. The Class 32 exemption allows in -fill development if such development meets five distinct conditions: The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; • The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; + The project site has no value as habitat for endangered, rare or threatened species; 31 C -12 CUP No. 2015 -01 Variance Nos. 2015 -01 & 2015 -02 March 9, 2015 Page 11 • Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and • The site can be adequately served by all required utilities and public services. The first Class 32 exemption condition requires that the project site be consistent with applicable general plan designations and policies, as well as with the zoning designation. As described earlier in this report, the project is located within an area designated by the Land Use Element of the General Plan for commercial uses. Moreover, the project is located within a zoning district that allows such uses subject to approval of a CUP. Secondly, the project site is required to be within city limits and no more than five acres; the proposed project will be developed on a 2.71 -acre parcel. The third condition requires that the project have no value as habitat for endangered, rare or threatened species, none of which has been identified on the parcel. The fourth Class 32 exemption condition requires that approval of the project would not result in significant effects relating to traffic, noise, air quality, or water quality. Early traffic impact analyses showed that with proper site design, signage, and the installation of a new street light, any significant traffic impacts could be addressed. A separate noise study indicated that the existing block walls, in tandem with the SAMC's requirements for screening of mechanical equipment, would address any noise concerns on the project site. Further, water quality concerns were reviewed by the Public Works Agency. Any concerns could be addressed through a combination of City and State water detention and runoff policies. Finally, the project site meets the requirements of the fifth condition in that the proposed development is within an urbanized area and can be adequately served by all required utilities and public services. Based on this analysis, staff finds that the project, as proposed, is exempt from further environmental review. Categorical Exemption Environmental Review No. 2012 -70 will be filed for this project. Strategic Plan Alianment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). 31 C -13 CUP No. 2015 -01 Variance Nos, 2015 -01 & 2015 -02 March 9, 2015 Page 12 Conclusion Fused on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2015 -01 and Variance Nos. 2015 -01 and 2015 -02 as conditioned. Ali Pezeshkpour Assistant Planner I AP:jm ap\reporW \S tai Reports for PCICUP15 -1 VA15 -182 South Coast Speadwash.po Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Elevations Exhibit 6 — On -Site Circulation Plan Exhibit 7 — Landscape Plan Exhibit 8 — Parking Demand Analysis 31C-14 'A4Irs - -- WARNER AVE. JR1 Rl C2 BI R1 R1 Rl Rl Rl 91 R1 Rl >� C4 ( RZ -PRD.� PM JEC' ITER "I 113 i U R1 C2 113 �Ri 013 fl3 mY R1 RI R1 s Rl § Rl $Rlg C4 a R7 R1 R7 - - -�. 11FMW:KWM 5-G -1RCA4 PV. Rl Rl Rl RI m A to a AV. 125- BI C1 C2 Rl s R1 R1 I J 3 C2 a, D nr K 1 U'Ci � O R1 m ,� Rt -PAL 1 wH R1 Cl y 'mss 8 M1 Ri M1 Ml .,. I Al ODJDWLAGHWI.NRALt m CMIMFQALF DWIAL RI MGIEFAM ".LYI DFMiAL -B DkWNGM0DIFlM0N CO GOMHdvMMURTIH2 w MOFAMILYF6gMa M COMMOMLSOMMAIN MI UGHTINDLONAL M MULAPLEDDOTYMULPLE CI WMMUNRYCOMMUML N12 MI VYINDUDIRAL RAMILY�Dmm CI -MD MOM1. COMMOUAUMLMMUNRCr MO MILIIARlORE}'MONS PA 9lBll NAFARIMENTS C2 GEMH LODMMFMAL 0 OP949*m F»OMAL61A(E C3 CD ML9MNn P PFCFEESMAI. SJ SIMFICOEELOFMEW UA CDJIRALBUSNESSMITMLIAGE FCO P. ANNM0WMUM1YDWa0FMEM 3' 9 RCFWN OI RANNEDSiOMMINO FFO R NNFD�ODJ M.DEELOFMr CS ARIERALCOMMMAL � ; CUP 2015 -1 /VA 2015 -1 & 2015 -2 SOUTH COAST SPEEDWASH All 2402 SOUTH BRISTOL STREET - - = saa r -dr ' P =1000 FEET P L A N K I N G A N D 6 U I L D I N G A G E N C Y EXHIBIT 1 31 C -15 on N vt le COMMERCIAL. C O M M E R C I A L C O M M E R I C I A L AVE. C O M M E R C I A L CUP 2015 -1 / VA 2015 -1 & 2015 -2 ,(& SOUTH COAST SPEEDWASH 2402 SOUTH BRISTOL STREET P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31 C -16 CUP 2015 -1f VA 2015 -1 & 2015 -2 SOUTH COAST SPEEDWASH 2402 SOUTH BRISTOL STREET SITE PHOTO EXHIBIT 3 31 C -17 J � l /r 7 g i a � p�5 a �_ Q _ a DECY .nr ..nr...na. YVi VSVfPP.R P.S Rfl kPR R.�.p PF san x IMUS 101SWU H1116S 0 El O Q i, 04 Q Q Q a R IR vQi 4 I I V a� O 2 W LUU7 W CL UD Q l� L/ F- O +0) O r g a w m 3 s � I 4� � g viii w� p lgqit Bt C A . dq `s ?i pryw ]5P >_ I Y■ I 1 1 I ■ I • I i a c z �� � t 1 I If� 1 i' F y •I r p 86 � {\ \ \ }\ / Page e, ✓ � ( / (\ ƒ .31 C-20- �..... $ § .)\ \�\ )\ !| 2U (\ ((k (uj (�_` � k� /� \ 0 ( / (\ ƒ .31 C-20- �..... $ § .)\ \�\ I F Z s 4 Y ggr a $r a @P. 4 gg�y* g3c Yf 5 3 a I 2 z 0 z w W LJ v` r F 2 ee a r r ¢r �u b s be d x Y v Kd_ S W � O R W WF EllNtr � �Ss Page 3 of 4 31 C -21 rr r �Y a z 0 W F �e is O >Q> W W IZ- Kp otr m, *� y mQ oz O Q d LU W rL C) H O CD 0 Cl) v� 3= ►7 d c} '0o z 4° EV I n) � g Page y, .... 3 VC,2 | | - w� . 0 ww.. § � \ ay\ \ | | - w� . 0 ww.. § � \ i •- B �w g U e t a S\ 5 = aq w B � g i •- EXHIBIT 6 31 C -23 Ulw Lei Loi gZ mF Z� �z �Z O 0 u u 0 5 � U K U W 54 r M N Qa d t B �w U t a S\ ORMS 101SIUS H1f10S EXHIBIT 6 31 C -23 Ulw Lei Loi gZ mF Z� �z �Z O 0 u u 0 5 � U K U W 54 r M N Qa d t i N3 05 €5dppp}}54531Q31`q 1# Ip88y� _y p•3®1 q s5s i�6'r #pp S 33 s9 �. s €( 111 $ Q F pp W 5� O ._ a? QW i K t ll: 31 C -24 7 Qa w) D 0 �L m a E) o } Ak a "4t's tq .q i se PARKING DEMAND ANALYSIS SOUTH COAST SPEEDWASH Santa Ana, California January 29, 2015 Engineers & Planners Traffic Transportation Parking 31 C -25 January 29, 201$ Engineers & Matters Traffic Transportation iVh. Pedram Fararooy parking Mr. Fred Simab Bristol. Speedwash, Inc. tinsaett. taw& 10801 National Boulevard, 320 Yonkers Avenue Greenspan, Eagiaeors Yonkers, New York 10701 2 emcative circ la Seine 250 LLG Reference No. 2.14.3550.1 Wine, CA 62614 949.825.6175 t .946.825.6173 r Subject: Parking Demand Analysis for South Coast Speedwash w Jkianginears.cam Santa Ana, California Dear Mr. Fararooy and Mr. Simab: [wine San Diego As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Woodland digs Parking Demand Analysis associated with the proposed South Coast Speedwash Project (hereinafter referred to as Project). The Project site is located at 2402 South Bristol Street in the City of Santa Ana, California. The Project is proposing to demolish the existing car wash and reconstruct a new car wash facility and supporting administrative facilities with 26,153 square -feet (SF) of floor area, and a mixed -use retail /restaurant building with a total floor area of 8,1.75 SF. Pursuant to the City of Santa Ana requirements, a parking study is required for the proposed Project, with a focus on the mixed -use retail /restaurant component of the Project. The parking analysis evaluates the Project's parking requirements based on the City of Santa Ana Municipal Code as well as the methodology outlined in the Urban Land Institute's (ULI) Shirred Par/dng, 2 "`t Edilion. The study focuses on the following: • Calculates the Code -based parking requirements for the Project on the application of City Code parking ratios • Estimates parking demand through the application of the Shared Parking concept Philip M. b,saun, PC iqn zopr Jack Nl. 6i'uhw,span, PE mn • Compares the estimated shared parking demand against the proposed panting walmmA I m,Pe,�«, supply, in order to identify any potential, operational surplus or deficiency in Pa mw ev4ka „oo,Pe parking spaces Jol... P KI,u.Iu n, PP U,i,,II .9. Sheminr P% Our method of analysis, findings, and recommendations are detailed in the following Jnnri a Bowel.n, Pe sections of this report. Briefly, we find the following: darn N_tank Jaanei, Pe Bid,wd6 Banonu PE Kaa U Mabeliy. PE 31 C -26 Bristol. Speedwash, hie. January 29, 2015 Page 2 PROJECT LOCATION AND DESCRIPTION The Project site is located at 2402 South Bristol Street in the City of Santa Ana, California. Figure 1 -1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Approximately half of the Project site is developed with Bristol Speedwash, with the other half currently vacant. Bristol Speedwash is an existing car wash facility that provides various car wash and auto detail set-vices. Existing vehicular access to the Project site is provided via a firll access driveway located along Bristol Street, Figure 2 -1 presents an aerial, depiction of the existing site. Table I summarizes the proposed Project development totals for the site. The Project is proposing to demolish the existing car wash and reconstruct a new 21,768 SF "full - service" car wash facility and a 4,385 SF administration building for a total floor area of 26,153 SF. The car wash facility with provide two "self- serve" car wash tunnels, and two "full- service" trinnels that provides the customer with an option of detail/hand wash service not provided in the "self-serve" car wash tunncl, a detail showroom with eight (8) detailing stations, one (1) hand wash station, three (3) customer pick -up spaces, and 34 vacuum stations, of which eight (8) would serve a flex employee packing spaces when not in use. In addition, Project includes the construction of a single story 8,175 SF building that consists of 4,875 SF of retail services and 3,300 SF of food services. The proposed Project is expected to be open by the Year 2016 and a total of provide 53 parking spaces, of which 44 spaces are provided for the retail and restaurant uses and nine (9) spaces are provided for the administrative offices of the South Coast Speedwasb. In addition, a total of 15 bicycle parking spaces will be provided. Figure 2 -2 presents the site plan for the proposed Project prepared by RRM Design Group. Site Access Primary vehicular access to the project site will continue to be provided via one fill access driveway located along Bristol Street. Lett -tuna ingress and left -turn egress to and from the site is facilitated via a two-way left -trim lanc on Bristol Street. Upon implementation of the proposed Project, left -turn egress from the project site will be restricted at the Project driveway, consistent with the requirements of the City of Santa Ana. The Project will install the appropriate pavement legends and regulatory signs at the site driveway per the. requirements of the City. 31 C -27 Bristol Speedwash, Inc. January 29, 2015 Page 3 PARKING SUPPLY- DEMAND ANALYSIS This parking analysis for the retail/restaurant component of the proposed Project involves determining the expected parking needs, based on the size and type of proposed development components, versus the panting supply, For this parking analysis, two methods were used to estimate the peak parking demands of the proposed Project. These methods include: • Application of City code requirements (which typically treat each use of the Project as a "stand alone" use at maximum demand); • Application of shared parking usage patterns by time -of -day to applicable City code parking ratios (which recognizes that the parking demand for each land use component varies by time of day, day of week, and /or month of year). The shared parking methodology is concluded to be applicable to a development such as the retail /restaurant component of the South Coast Speedwash because the individual land use types (i.e., retail, eating establishments, etc.) experience peak demands at different times of the day. Similar Mixed -Use Development Projects Similar type mixed -use projects, which include a carwash within a mixed -use setting, include Hesperia Speedwash, II2go Express Car Wash in Westminster and Iluntington Beach, and a Fast5xpress Car Wash in Monrovia. The Hesperia Speedwash is a similar project to that of the Project now under construction. The Hesperia Speedwash is a new car wash facility with a total building floor area of 9,500 SF. The car wash facility with provide two "self-serve" car wash tunnels and 25 vacuum stations/ parking spaces, 2 additional accessible parking spaces and one loading space. The Hesperia Speedwash is located within the Walivart Supercenter in Hesperia. The Wahnart Supercenter has a total floor area of approximately 190,000 SF and a total parking supply of 847 spaces, of which six (6) are to be shared with the Hesperia Speedwash. Future development at the Walinart Supercenter on the "out parcels" include a mixture of retail and restaurant uses. The Walmart Supercemer is located south of Main Street and east of Escondido Avenue. H2go Express Car Wash has two similar projects, both of which are located within a mixed use setting. The H2go Express Westminster is located at 6491 Westminster Avenue within Westminster Square, an existing retail commercial center with a total floor area of 92,651 SF, inclusive of the car wash and a mixture of retail, restaurant 31 C -28 Bristol Speedwash, Inc. aanuary29, 201.5 Page 4 and entertainment (bowling alley) uses. and a shared parking supply of roughly 450 spaces. 112go Express Westminster is approximately 2,340 SF with one automated car wash tunnel and a parking supply of 23 vacuum stations /parking spaces. 112go Express Huntington Beach is located at 7351 Edinger Avenue on the northwest corner of Edinger Avenue and Gothard Street. Based on information provided by the City, the existing car wash include a 3,200 SF car wash building, a 750 SF convenience store and a restaurant with 2,650 SF of floor area and 400 SF of outdoor during. Parking for this mixed -use development is provided by a shared parking supply of 43 parking spaces, ].it addition, Fa8t5xpress Car Wash is another similar development with five locations with the Monrovia location located within a mixed -use setting. Fast5xpress Car Wash Monrovia is located at 935 Huntington Drive adjacent to an existing Del Taco fast - food restaurant. Fast5xpress Monrovia has a building area of 3,584 SF with one automated car wash tunnel and a parking supply of 24 vacuum stations /parking spaces. The existing Del Taco fast -food restaurant has a floor area of 2,373 SF and a parking supply of 24 spaces. CITY CODE PARKING ANALYSIS The parking analysis for the proposed Project was initially calculated by using the parking codes in the City of Santa Ana Municipal Code and comparing it to the proposed parking supply. As noted earlier, Project include a full - service car wash, an administration/operations building with a total floor area of 4,385 SF, and a mixed - use building with 4,875 SF of retail space and 3,300 ST of food service /restaurant space. Proposed Parking Supply Based on information provided on the proposed Project site plan, a total of 34 spaces will be provided for car wash, 9 spaces for the office /operations building and 8 bicycle spaces: Eleven (11) additional spaces are provided within the detail showroom area. For mixed -use building, a total of 44 parking spaces and 5 bicycle parking spaces will be provided for the retail and food service uses. City Code Parking Ratios To determine the number of parking spaces required for the proposed Project, the parking codes per Cha17ter 41, ,Irticle XP — Off - Street Parldng from the Santa Ana Municipal Code were utilized. The City's panting code specifies the following parking ratios: 31 C -29 Bristol Speedwash„ Inc. January 29, 2015 Page 5 ❑ Car Mashes: the nunirntun off - street parking requirements for full - service car washes are as follows live (5) spaces. Full- service car washes shall also provide the following: o (1) A drying area equal to at least twenty (20) parking spaces. o (2) A vehicular approach lane at least one hundred twenty (120) feet in length. o (3) An area for vehicles of at least ten (1.0) feet by twenty (20) feet adjacent to each air:, water, vacuum and telephone facility. u Office: three (3) spaces per 1,000 square -feet (SF) of gross floor area (GFA) ❑ Retail stores and service uses. five (5) spaces per 1,000 SF of GFA. ❑ Restaurant, cufe, etc: ten (10) spaces per 1,000 SF of GFA. Relative to the bicycle parking requirements for the retail /restaurant component of the proposed Project, Section 41 -13071 Bicycle Par°ldng Spaces from the Santa Ana Municipal Code indicates the following requirements: ❑ Retail and service commercial development. five percent of the required automobile parking shall be bicycle parking, but not less than four (4) bicycle spaces. The City parking codes were applied to the proposed development. Table 2 summarizes the parking requirements for the proposed Project. As shown, direct application of the City's code to the carwash component of the project results in a parking requirement of 38 spaces, consisting of 25 spaces for the car wash and 13 spaces for the achninistration/operations building. When compared to the planned parking supply, the office /administration building will be deficient by font` (4) spaces, whereas the car wash would have a surplus of 9 spaces, which would increase to a surplus of 20 spaces if the11 spaces in the detail showroom are included. It should be noted that over 200 feet of stacking storage is provided for vehicles to queue prior to entering the car wash pay station. For the mixed -use building, this component of the Project has a code - parking requirement of 57 parking spaces, consisting of 24 spaces for the retail space and 33 spaces for the restaurant use. With a proposed on -site parking supply of 44 spaces, a theoretical parking deficiency of 13 spaces is forecast. With a bicycle parking requirement of 5 spaces and a total supply of 15 spaces, the bicycle parking requirement forthe proposed Project is satisfied. However, the specific tenancy mix of Project provides an opportunity to share parking spaces based on the utilization profile of each included land use component. The 31 C -30 Bristol Speedwash, Inc. January 29, 2015 Page 6 following section calculates the parking requirements for the South Coast Speedwash mixed -used building based on the shared parking methodology approach. SHARED PARKING ANALYSIS Given the mixed use nature of the Project, there is an opportunity to share parking spaces based on the utilization profile of each land use component of the Project. For example, the parking spaces allocated by City Code for the retail and restaurant use may be shared between each other. According to the Urban Land Institute's (ULI's) Shared Parldnng 2°d Edition publication, shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. The ULI Shared Parking publication provides hourly parking accumulation rates for office, retail and restaurant uses expressed as a percentage of the peak demand for the day. Shared Parking Rationale and Basis Accumulated experience in parking demand characteristics indicates that a mixing of land uses results in an overall parking need that is less than the sure of the individual peak requirements for each land use. Due to the rnixed -use characteristics of the proposed Project, opportunities to share parking can be expected. The objective of this shared parking analysis is to forecast the peals parking demand for the proposed Project based on the combined demand patterns of different land uses at the site. Shared Parking calculations recognize that different uses often experience individual peak parking demands at different times of clay, or days of the week, or even months of the year. When uses share a common parking footprint, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day, week, and year), rather than individual peals ratios as represented in the City of Santa Ana Municipal Code. There is an important common element between the "parking cone" of local jurisdictions and the Shared Parking calculation methodologies; the peak parking ratio, or "highpoint" for each land use's parking profile, typically equals the "code" parking ratio for that use. The analytical procedures for Shared Parking Analyses are well documented in the Shared Parking, 2W Edition publication by the Urban Land hlstitute (ULI). The ULI methodology allows the analyst to consider factors such as the mode of arrival at the site (automobile or other modes such as transit or walking) and also the potential for internal capture within the site. The ULI shared parking publication 31 C -31 Bristol Speedwash, hnc. January 29, 2015 Page 7 includes extensive data related to maximum parking requirements for various types of uses, as well as data related to the mode of arrival and internal capture. All of this data is provided for use by the analyst, in addition to the data related to hourly and seasonal parking demand variation. The input assumptions and adjustments used in this analysis are presented first, followed by the resulting parking demand for the proposed project. Shared parking calculations for the analysis utilize hourly parking accumulations developed from field studies of single developments in free - standing settings, where travel by private auto is maximized. These characteristics permit the means for calculating peals parking needs when land use types are combined. Further, the shared parking approach. will result, at other than peak parking demand tunes, in an excess amount of spaces that will service the overall needs of the project. Key inputs in the shared panting analysis for each land use include: • Peak parking demand, by land use for visitors and employees. • Adjustments for alternative anodes of transportation. • Adjustment for internal capture (captive versus non- captive parking demand), recognizing that given the mixed -use nature of the Project,, car wash patrons will likely utilize the retail use and /or food service use. • Hourly variations of parking demand. • Weekday versus weekend adjustment factors • Monthly adjustment factors to account for variations of parking demand over the year. • City of Santa Ana Parking Ratios per Chapter 91, Article XV — qff- Street Parking in the City of Santa Ana Municipal Code Shared Parking Ratios and Profiles The hourly parking demand profiles (expressed in percent of peak demand) utilized in Otis analysis and applied to the proposed mixed -use Project are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2 "Q Ldi on. The ULI publication presents hourly parking demand profiles for several land uses, inclusive of retail slid restaurant uses. These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this project. Table 3 summarizes the weekday and weekend hourly parking demand profiles / time of day factors for the proposed Project mixed -use building (i.e. retail and restaurant uses). 31 C -32 Bristol Speedwash, hie. January 29, 2015 Page 8 For retail space, the ULI retail use profiles are applied directly to the City's retail parking ratio of 5 spaces per 1,000 SF. Peale demand for retail uses occurs between 1:00 PM -2:00 PM on weekdays, and 2 :00 PM -4:00 PM on weekends. For this analysis, the restaurant use profile for a fine /casual dining restaurant was utilized. Like the retail profiles, the restaurant profiles are derived exactly from the ULI baseline. The restaurant- parking ratio utilized in this analysis exactly matches the City code of 10 spaces per 1,000 SF. According to the Shared Parking publication, casual /fining dining restaurant uses are shown to experience ,peals demand between 7:00 PM and 10:00 PM on weekdays, and 8:00 PM and 9:00 PM on weekends. For office uses, the parking profile in the ULI publication was used and applied to the City's Parking Code ratio of 3 spaces 1000 SF of floor are to forecast its demand. Peak demand for office occurs between 10:00 AM -11:00 AM and 2 :00 PM -3:00 PM on weekdays, and 11:00 AM -12:00 PM on weekends. Tabie 4 summarizes the mode choice adjustments used in the shared parking analysis for the Project. For this analysis, a 10% conservative panting reduction was utilized to account for alternative modes of travel (i.e. transit, bicycle, pedestrian traffic) given the site's central location and direct,aceess to public transit along Bristol Street, This analysis assumes that 10% of the patrons and employees of the retail and restaurant uses will utilize other modes oftravel (i.e. walk/bike /transit). Treble S summarizes the internal capture adjustments used in the shared parking analysis for the Project. As shown, a 10% internal capture (parking reduction) was applied to the retail and restaurant components of the Project to account for the mixed -use nature of the Project which allows the opportunity for car wash customers / cmployees to patronize the retail/restaurant uses without having to utilize their vehicle. Appendix D contains the shared parking input and output data, and associated bar charts for the Project. Shared Parking Assessment and Conclusions A summary of the peak month peals hour parking demand for the Project, as well as the parking rates, mode adjustments and non - captive ratios utilized in this shared parking analysis are sur unarized in Treble 6 using the ULI Sharer? Park ng Model. ULI has developed their own parking rates based on empirical data from many different land uses. However, LLG modified the rates within the ULI model to reflect applicable City of Santa Aoa parking ratios. 31 C -33 Bristol Speedwash, hrc. January 29, 2015 page 9 As shown in Table 6, during the weekday, the peak month (December) parking demand is forecast to occur at 1 :00 PM, with a peak demand of 49 spaces consisting of a customer parking demand of 31 spaces and an employee parking demand of 18 spaces. With a total shared parking supply potential of 53 spaces, a parking surplus of 4 spaces is forecast. For a weekend day, further review of Table 6 indicates that the Project will experience a peals parking demand at 1:00 PM, with a peak demand of 46 spaces consisting of a customer parking demand of 28 spaces and an employee parking demand of 1.8 spaces. With a total shared parking supply of 53 spaces, a parking surplus of 7 spaces is forecast. A summary of the peak mouth (December) hourly shared parking demand for the Project is presented in Table 7. The parking accumulation characteristics and parking demand are presented for the proposed Project's uses between the hours of 6 :00 AM to midnight, with the overall peak, AM peak, PM peak and evening peak parking demands noted in the last four cohmms of the table. A review of Table 7 indicates that AM peak, PM peak and Evening (Overall) peak parking demand for the Project during a weekday occurs at 11:00 AM, 1:00 PM and 6:00 PM, respectively, while the peak during the weekend occurs at 11 :00 AM, 1:00 PM and 6:00 PM as well, respectively. Figures 3 -I and 3 -2 graphically illustrate the weekday and weekend hourly parking demand forecast for the peak month (December), respectively. Each land use component and its corresponding hourly Shared Parking demand for retail and restaurant, which were presented in Table 7, are depicted in these two figures relative to the proposed shared parking supply of 53 spaces. A review of these figures indicate that the Project's on -site shared parking supply of 53 spaces will adequately accommodate the Project's weekday and weekend hourly shared parking demand for all morning, midday, late afternoon and evening hours. Eased on the results of this shared parking assessment, we conclude that adequate parking will be provided for the office, retail and restaurant component of the Project. With a proposed parking supply of 53 spaces and peak parking demand of 49 spaces, the Project's forecast peak parking demand is satisfied, 31 C -34 Bristol Speedwash, Inc, January 29, 2015 Page 10 SUMMARY OF FINDINGS AND CONCLUSIONS 1. The Project site is located at 2402 South Bristol Street in the City of Santa Ana, California. The Project is proposing to demolish the existing Bristol Speedwash and reconstruct the new South Coast Speedwash car wash and mixed -use retail/restaurant center, The Project includes the construction of a new 21,768 SF "full- service" car wash facility and a 4,385 SF administration building for a total floor area of 26,153 SF. The car wash facility with provide two "self serve" car wash tunnels, and two "full- service" tunnels that provides the customer with an option of detail /hand wash service not provided in the "self-serve" car wash tunnel, a detail showroom with eight (8) detailing stations, one (1) Band wash station, three (3) customer pick -up spaces, and 34 vacuum stations, In addition, Project includes the construction of a single story 8,175 SF building that consists of 4,875 SF of retail services and 3,300 SF of food services. The proposed Project is expected to be open by the Year 2016. A total of 53 parking spaces will be provided, of which 44 spaces are provided for the retail and restaurant uses and nine (9) spaces are provided for the administrative offices of the South Coast Speedwash. In addition, a total of I5 bicycle parking spaces will he provided. 2. This parking demand analysis evaluates the parking requirement of the Project and the shared parking demand associated with the proposed car wash and retail /restaurant building. 3. Given the mix -used nature of the Project, a shared parking analysis has been prepared and indicates that the proposed parking supply will be sufficient. Relative to the mixed -use building and administration /operations building, it is concluded that with a proposed parking supply of 53 spaces and peak parking demand of 49 spaces, the forecast peak parking demand is satisfied. 31 C -35 Bristol Speedwash, Inc. January 29, 2015 Page 11 We appreciate the opportunity to prepare this analysis for the South Coast Speedwash Project. Should you have any questions or need additional assistance, please do not hesitate to call me at (949) 825 -6175. Very truly yours, Linscott, Law & Greenspan, Engineers Richard E. Barretto, P.E. Principal cc: David Chacou, DC Design + Build Consultants Attachments CG No. 2006 \EMp 6/30/ 15 31 C -36 ,onnBn WZ —M —£0 MWZ dM DMp'L- 1g19£ \BMP \ouo orynv '4a #P H 7c000yi Q. — LhY££ {L \004C \u S A3SNdVJ 1S A3SNdV9 cG `X \S ZS ��� , m ° 3 �o 3dvl 1S 3AI'IO 1S 3AI10 is 3AIl0 __..._.._. +� da VN0WVd — -- da VNaWVd v ur�t: Q is 113Ma1 d3Nh1a1 1S d3NM01 1S d3NMgl S 7(dVdY dU MW da AdVd >- P 3113HS Nal I31IS 1S N01131-IS 1S - u ( AV aO0M3S0d J \ OM3Sad 000MISod a3 dg L 5 Lu v i 'ISTOL.. TOaEZ z TOR? � 15 101swe L `d1S �c 0Oci, Z cL a PACIFI dVldad Q 1S dVldad a RI ._)..[..._ n f� d A 0I3I3Vd 'aw��a�a z a¢ 3DIlddS 1S 3�(IddS J S 3: g _._. - - -v ____ £ VlI des _ .._.........._. AM V1Id AM ' _S JN�,,. �0 3N321Q_._ 3 _� W,....�NORN' ;3d0J vlIvs s �- WIN f °' 3NVOC n L..I 1133401 � d � Q �I . o? u'� yr to i a apt - w — w 3 W 4 na HIS71d" ' y < 1S ° S v r_r VIS316V '�.: b7cai�Ki �cl 31 C -37 *MM✓ ems' W � w w W W a c� 0 0 o � W a n y n u u�a \/O 'o� . iaf t0� t'd am: 'Fi7 at Set 1.. tr am _ a. rn —`""�" S. 6n" stolaS', U�- � '^�°�-- ��- a�--- >S�Bnsic�l,'•St - - - - - - ` - - - - - * 7 w t tit f. E115ffA WK _..a. {fi Siiitl ME— R t 4 {1{Y Y Sid S1 �.- ..`%Yid f 7 f„ I� e, �f JXfT l r' 0 o7i w u z 3 w a .,. ' {fi Siiitl ME— R t 4 {1{Y Y Sid S1 �.- ..`%Yid f 7 f„ I� e, �f JXfT l r' 0 o7i w u z 3 w a Ix 3 I - 31 C -39 Q CQ ' 2 Q C a� W U3 N aQ 3 H aW W oV aV) 0 U O N 5 w 0 N 0 z wl <I N MI N III al a N z lI al wlN of O KIa ( ,ne�su QLDZ -xi -i6 ZVWDI " 6sp'j- {LJZ*K \6wp\ouo off.. - W..p. \E. — ZMCC4Z\00K \ :Ul o m O .N+ ao 1 ® 0 0 N N 4 0 N O N i ti a N N eY n I Q O O O O N U 7 _ U � N Q K K sands jo aagwnN puewaa BuIlAud 31 C -40 Q co � `, H W z a W � Au) LLI V � wE--r p a �V) aV) a O U W 0 A O C7 a a x d N ,y � m n I Q O O O O N U 7 _ U � N Q K K sands jo aagwnN puewaa BuIlAud 31 C -40 Q co � `, H W z a W � Au) LLI V � wE--r p a �V) aV) a O U W 0 A O C7 a a x d 31 C -41 co IW ®cj Q `' J A H WQ U (n W w Q3 D W G� °a V) in O U O Q N a 1� W lopn6o Slot -Ll -40 MW' i dm bmn- iur"cvmp \� olum 'wwmft lvoo wol - z*tatL\ ;K- � N 0 � � I N rl ( m I I W aon b n I 1 N ( b I I i I m m U 6�N.ti oN. O 16 i 171 6 N ,y N Pi � m m a1 N i a a ry a m OI ti al N a. Q O 0 0 I b p ON N M H � � C V1 IMP O C M N N � - a wy v K � sands )o jagwnN / puewaa Sub „led • • • 31 C -41 co IW ®cj Q `' J A H WQ U (n W w Q3 D W G� °a V) in O U O Q N a 1� W TABLE 1 PROJECT DEVELOPMENT SUMMARY! SOUTH COAST SPEEDWASH, SANTA ANA Land Use / Project Description Project Development Totals South Coast S eeedwash • Speedwash / Detail Building 21,768 SF o Car Wash Tunnels (2 at 150'x 37') o Full Service Belt (2 at 150' x 45') o Detail Showroom — 11 spaces, to include one (1) hand wash station and three (3) customer pick -up spaces 0 200+ feet of queuing storage in approach lanes to pay station • Administration/Operations Building • 1" floor: 2,885 SF 4.385S • 2nd floor: 1,500 SF Total Building Area 26,153 SF • Free Vacuum Supply 34 spaces • Office Parking Supply 9 spaces • Bicycle Parking Supply 8 spaces South Coast Soeedwash Retail /Restaurant 4,875 SF • Retail • Restaurant 3300S Total Building Area 8,175 SF • Parking Supply 44 spaces • Bicycle Parking Supply 7 spaces Source: Site Plan.for Smith Coast Speedo ash at the Autahalm prepared Lv RRAf Design Group, dated August 2014. 31 C -42 TABLE 2 CITY CODE PARKING REQUIREMENTS= SOUTH COAST SPEEDWASN, SANTA ANA Source: 011, ofSmrra Ana AAunlrfpaf Code, 31 C -43 Spaces Project Description Size Code Parking Ratio Required Vehicular Parking Needs South Coast Speedwash 5 spaces plus at least 20 spaces for • Speedwash 21,768 SF drying, plus a minimum. of 120 feet 25 spaces of stacking. • Administration / Operations Building 41385 SF 3 spaces per 1000 SF of GFA 13 spaces Subtota 38 spacer South Coast Speedwash Retail /Restaurant • Retail 4,875 SF 5 spaces per 1,000 SF of GFA 24 spaces • Food Service 3,300 SF 10 spaces per 1,000 SF of GFA 33 spaces Subtotai 57spaces Total Code Parking Requirement: 95 spaces Blevele 11ai ldne Needs Retail/Commercial [Jses: five percent of the required automobile parking shall be bicycle parking, but not less than four (4) bicycle spaces (0.05 x 94 spaces —:3 spaces). 5 stalls Source: 011, ofSmrra Ana AAunlrfpaf Code, 31 C -43 M V Q LL Q w jf�1�1 w � m � h �- 0 w Z Y Q a Y 4 F N 3 s`n U N 31 C -44 0 ri 0 fil c 0 U} bq C :t N l✓1 N a N U `a 0 % k$ \\ ) {) ®£! 2/ CL) 31 C-45 \ \ \ \ ) ) ) ) \ \ } § { \ ) \ \ u ) ) \ \ ) ) ) ) ] #` t& \) \) - ._ ;+ °■| |_ }\ )) )] 2) 2 2 bA - - - \ ; / - - - - ) 7 - � : { ; § ( ; \ ) ) { \ ) { \ 31 C-45 \ \ Gj / ƒ \ ( ) 31 C-46 k ! ) \ { \ } f § B § § ) ) ) § ) , ) } {\ \)»Ja«2» \ / . ) 31 C-46 CO w m H 2 O Y a C N D z W v c7 Z Y d' a O K 2 N Q Y W CL CL r O O CL 6 CL 1 1' m w W 0 Q N x 3 w N 0 U 0 N 31 C -47 o m a c a � a o ` v ¢ m Y S S n m m m Q 6 VNi G C O 6 a m' a e w ° � Y d o g x a ` E E $ o a E Y y S S n$$$ U W Q a aa vi d c a E¢ o o d d rc v d V ° i > U o d � o 0 o g ° .0 ✓ � 0 C°I M t'l J Q d E 0 °o 'a OE U y� K � L � � A U m 31 C -47 B a CO 2 ) B \ k R \ 31 C-48 W; |_ - -- - -- -.- �.- _.,.��.. ,, \,... -,,,,R !.T T , ,..,.La ...... � ! § � § f!2!i! - 31 C-48 - kI We SHARED PARKING WORKSHEETS LINSCOU. LAW & GREENSPAN, engineers LLG Ref. 2 -13- 3442 -1 South Coast Speedwash, Santa Ma 31 C -49 d N q 6 N C e q N 0 0 N n O w LL N u Q N M T M p. a n c � q N w q o mmn °~ c— m aA� aao c � — " `o a q LL y n N C O N � m o die q � E U d N N � N E � q a m C q LL � am vi w V � q � c r N n `v q a P N a c e q o � u ON II N d O Y 31 C -50 31 C -51 r g 3g g35 335ggg C1 00CDCD C7C�C�UC�U.. (7U E EC�C7C7 C70C9000D Vl UI N N N N N N N U1 N N w 0 Q y N Ul C C C (p y N N b N N � 20 O O O O O O M 0 0 O) O N OJ O ^ m O W M O C O) O t0 N O N N 0 0 0 0 0 0 0 0 0 0 LD 0 0 0 0 (D 1- N N� 0 0 M O E` Q) W v v 0 0 O O (D O iA O N C, N M M M O M O M M V 0 to 0 W 0 O 0 0 0 (O �- (D r N N O M O I (D O O N �tl M��� X000 00 V (� O.-�M 000 CJ 00 N ci W M ^{ N O N M O CL N W M M N N O O O O O M (O N N (D N (D h M( D y N O N (f 1 Y W X w a C V X V N Q N N OO O NO N(D (O (O M OIL O (� OOOOOO N �j d.00OO V M 0 N p m a+� O N 4D 0 n N N M N M M 01 t0 O W coo 7 7 N •- N N (D O Y 7 M N Ni � r N 0 0 0 0 0 d' U'i O M N 0 0 0 pNj 0 0 N M C C C 1 ` p J J J d� c v E C E E ` °o o m 2 U N C N N �Y NY O otE O s 0 0 'o Q N O` • " D 00 N N N O N U N V p _ O J N O a -° ° c c u) o N (n U N y9 N a w E anUn N uv0 Otr ' C CO N y Y O E L g ,o C (L C 'cmm C J :Ei N c J N °o,.. 03 N 4N �� N UU acc �O o M N ;U) O (0 Q - U N N� N V10M N L (4 (p 6.. 9 l0 L L J .N N C _ R _ 0 Y (D O 4 �.E J C N (6' U V 0 3 E O of U O c .N O V cq t^ (Oj O` (Cp m I O M 0] J (0 N N N N CL N E C' E N o, �"0 v - 0 (0 C N N O O j 02'(n N J ti LL LL ZUa Q dd =U=S�UUX XOOOOC)2 M 31 C -51 ;a a� n�3 _ or „a ads -nE c5 ne� 31 C -52 ) 31 C -52 # ■a . { §§ !! \!]!3§ • °!!!!;r!! \ }) %t - g! ^ ) ( { � � § � ) 31 C -52 a c E d Q) c Y R a a m V C� C U W t Y G C0 G A d t N C a T A a Y d d 0 o O o O O o tD N v SIMS"NUINMd N 31 C -54 U N l0 J U d 0 /L z 0 a v m V � C 7c G G 7 N a Q l0 a d LL c (0 a 0 .Y W IL a E w W 0 T Q y C Q a c m Y d N m � d0 OM N SIMS 6uWt?d D -6 31 C -55 O O 0 J d 0 O Z U O U) m Q C� G CL Q N LPL N iifffrrf�fr�fi /f/ff�f �lrrf1ffiIffffff rf �rlf �ffffff off �firff If /ffrf./ /rff _%f /ff mmm fff /f mmm /rf �m1 mmm fllClllJllL.�f2fL� m � d0 OM N SIMS 6uWt?d D -6 31 C -55 O O 0 J d 0 O Z U O U) m Q C� G CL Q N LPL N L 7 c R E a rn c Y L CL CL 0 r Y c 0 Y A N a A SIIe3S BUINJOd n 31 C -56 ado e ids GG°�8 �a9 �aS 7 I've ids Ib lk OZ s �b,P 9 L O t C O .Q C O N 'i t6 Q E O A O Y O d Q) E U N 0 � N N � cc O J U o U v V U') O N O f O O 31 C -57 pvv ZC Wd CC Wd of Wd6 Wd 9 Wdz Wd 9 Wd S Wd b Wd £ PVC Z Wdl Wd el nyll wyol Wt/ 6 Wb9 Wb" PVbg L O C t r C O A C O N Q O U C d Y O d u� O Un o LO o U') o LO o D -9 31 C -58 WyZL Wd Lt Wd Ol Wd 6 Wd 8 wdz Wd 9 Wd S Wd b wd Wd Z wdl Wd Z� I/vv Wb pj wb6 Wb8 Wb, Wb9 m E a) U N N N .Q N O J U u� O Un o LO o U') o LO o D -9 31 C -58 WyZL Wd Lt Wd Ol Wd 6 Wd 8 wdz Wd 9 Wd S Wd b wd Wd Z wdl Wd Z� I/vv Wb pj wb6 Wb8 Wb, Wb9 ROH - 03/09/15 RESOLUTION NO. 2015 -13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING: CONDITIONAL USE PERMIT NO. 2015 -01 TO ALLOW A CAR WASH AND VARIANCE NOS, 2015 -01 AND 2015 -02 FOR A REDUCTION IN FRONT -YARD SETBACKS AND REQUIRED PARKING AS CONDITIONED FOR THE PROPERTY LOCATED AT 2402 SOUTH BRISTOL 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. 2015- 01 to allow a car wash, Variance No. 2015 -01 to allow a reduction in required front -yard setbacks, and Variance No. 2015 -02 to allow a reduction in the number of required parking spaces for the property located at 2402 South Bristol Street. B. Conditional Use Permit No. 2015 -01 and Variance Nos. 2015 -01 and 2015 -02 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on March 9, 2015. 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 car wash facility will provide a service to the community. The proposed South Coast Speedwash mixed - use commercial development will support the adjacent commercial and residential uses in the area. This will thereby benefit the community by providing a convenient car wash service with easy access from a major arterial street. Moreover, the project will provide several retail and restaurant tenant spaces that will serve the adjacent communities. The automatic car wash service will provide a convenient option for car wash patrons, and the proposed Resolution No. 2015 -13 31 C -59 Page 1 of 11 architecture will enhance the aesthetics of the Bristol Street corridor. 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. The proposed car wash facility will not be detrimental to persons residing or working in the vicinity because the car wash has been designed to minimize potential impacts to vehicles travelling on Bristol Street. The internal stacking area is designed to be at the rear of the project site, away from Bristol Street, and will be separated from the single - family residential uses by existing eight- to ten -foot tall block walls. Additionally, conditions of approval 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 construction of a high - quality project using contemporary architecture and durable building materials in conjunction with the on and off -site improvements will enhance the economic viability of the area, specifically the Bristol Street corridor. The project's parent company was originally established in the City of Victorville and has been proven to be a viable and successful business. The proposed project will be the company's second location in the Southern California region. The proposed car wash facility will provide an affordable and convenient car wash service, as well as commercial spaces, 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. Finally, on -site improvements will be made to ensure the facility complies with local, regional and federal water quality standards. Resolution No. 2015 -13 Page 2 of 11 31 C -60 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 mixed -use car wash and commercial building will be consistent with each of these General Plan policies. E. Variance No. 2015 -01 has been filed with the City of Santa Ana seeking to allow a reduced front yard setback. Santa Ana Municipal Code Section 41- 368 requires a fifteen (15) foot front yard setback in a commercial district. Although the project proposes a 22 -foot front -yard setback between the current public right -of -way and the edge of the first drive aisle, the front -yard setback will be reduced to 12 feet after the anticipated widening of Bristol Street, which is less than the 15 feet required. F. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. The project site has a special circumstance related to its location on a major arterial that is planned for future widening. The widening of Bristol Street in the area creates a special circumstance applicable to the property, as the applicant will be unable to maintain the required front -yard setback once the widening is complete. The project is being designed to provide a generous front -yard setback before the widening, and will enhance front -yard landscaping to assist with screening of the building and drive aisles once the street widening is complete. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the variance will preserve the property Resolution No. 2015 -13 31 C -61 Page 3 of 11 owner's ability to utilize a commercially zoned property to the greatest extent possible. The variance will allow the applicant the ability to construct and operate a significant mixed -use car wash and commercial development on a site that is currently underdeveloped. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be detrimental to the public or surrounding properties. The project fully complies with all other required building setbacks, minimum lot size, and minimum street frontage. Additionally, conditions have been placed on the project to ensure that the site will remain in compliance with all other development standards applicable to the property. 4. That the granting of a variance will not adversely affect the General Plan of the City. The project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed mixed -use car wash and commercial development that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The South Coast Speedwash project will include significant new construction and tenant improvements to a site that has remained underutilized since the original car wash was developed on the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The South Coast Speedwash project will be located on one of the City's most significant commercial corridor and conditions of approval will ensure that its operations will be compatible with the surrounding community. G. Variance No. 2015 -02 has been filed with the City of Santa Ana seeking to allow a nine (9) space (fifteen percent (15 %)) reduction in parking. In addition to the car wash and administration building's 5 parking spaces, the proposed project requires 24 spaces for the retail area (one space per 200 gross square feet) and 33 spaces for the restaurant area (one space per Resolution No. 2015 -13 Page 4 of 11 31 C -62 100 gross square feet). Based on a strict application of the Santa Ana Municipal Code parking requirements, the proposed project would need to provide 62 spaces, while 53 are proposed. H. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. The project site has a special circumstance related to its location and surroundings. The proposed use will be located on a parcel that is surrounded by commercial uses and transportation corridors. Due to its location and the mixed - use nature of the proposed development, there are multiple opportunities to share parking or use alternative travel modes, such as ridesharing, transit, cycling, or walking. Moreover, patrons of the car wash or commercial portion will have the opportunity to walk among the various uses on site, reducing the overall parking demand. The number of on -site parking spaces will be sufficient as identified in the parking analysis for the project, which has determined that a surplus of parking spaces will be provided for the project, even during times of peak demand. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to develop an underutilized property with a mixed -use development that will contribute to identifying the site as an economically viable development. The property that is the subject of this application has remained underdeveloped since it was originally built 45 years ago. The granting of the variance will allow new types of commercial uses to establish on the existing property, contributing to the overall success of the project and the Bristol Street commercial corridor as a whole. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Resolution No. 2015 -13 31 C -63 Page 5 of 11 The granting of the variance will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the site will have sufficient parking to accommodate the various uses during the peak parking hours on both weekdays and weekends. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, the granting of the variance will allow the property owner to develop a long- underutilized site, contributing to the vitality and success of the Bristol Street commercial corridor. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 4. That the granting of a variance will not adversely affect the General Plan of the City. The project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed mixed -use car wash and commercial development that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The South Coast Speedwash project will include significant new construction and tenant improvements to a site that has remained underutilized since the original car wash was developed on the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The South Coast Speedwash project will be located on one of the City's most significant commercial corridor and conditions of approval will ensure that its operations will be compatible with the surrounding community. I. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15332. The Class 32 exemption allows in -fill development if such development meets five distinct conditions: Resolution No. 2015 -13 Page 6 of 11 31 C -64 • The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; • The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; • The project site has no value as habitat for endangered, rare or threatened species; Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and • The site can be adequately served by all required utilities and public services. The first Class 32 exemption condition requires that the project site be consistent with applicable general plan designations and policies, as well as with the zoning designation. The project is located within an area designated by the Land Use Element of the General Plan for commercial uses. Moreover, the project is located within a zoning district that allows such uses subject to approval of a CUP. Secondly, the project site is required to be within city limits and no more than five acres; the proposed project will be developed on a 2.71 -acre parcel. The third condition requires that the project have no value as habitat for endangered, rare or threatened species, none of which has been identified on the parcel. The fourth Class 32 exemption condition requires that approval of the project would not result in significant effects relating to traffic, noise, air quality, or water quality. Early traffic impact analyses showed that with proper site design, signage, and the installation of a new street light, any significant traffic impacts could be addressed. A separate noise study indicated that the existing block walls, in tandem with the SAMC's requirements for screening of mechanical equipment, would address any noise concerns on the project site. Further, water quality concerns were reviewed by the Public Works Agency. Any concerns could be addressed through a combination of City and State water detention and runoff policies. Finally, the project site meets the requirements of the fifth condition in that the proposed development is within an urbanized area and can be adequately served by all required utilities and public services. Based on this analysis, staff finds that the project, as proposed, is exempt from further environmental review. Categorical Exemption Environmental Review No. 2012- 70 will be filed for this project. Section 3. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves for the property located at 2402 South Bristol Street: Conditional Use Permit No. 2015 -01 to allow a car wash; Variance No. 2015 -01 to allow a reduction in the front -yard setbacks; and, Variance No. 2015 -02 to allow a reduction in required parking; all of which are as conditioned in Exhibit "A" attached hereto and incorporated herein. These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the 31 C -65 Resolution No. 2015 -13 Page 7 of 11 Request for Planning Commission Action dated March 9, 2015, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 9th day of March, 2015 by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner Mill, Nalle, Verino (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KAREN GERARDO, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2015 -13 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 9, 2015. Date: Secretary of the Planning Commission City of Santa Ana 31 C -66 Resolution No. 2015 -13 Page 8 of 11 EXHIBIT A Conditions for Approval Conditional Use Permit No. 2015 -01, Variance No. 2015 -01 for a reduction in required front -yard setbacks, and Variance No. 2015 -02 for a reduction in required parking are 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 the conditional use permit and variances. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit and variances. Failure to comply with each and every condition may result in the revocation of the conditional use permit and variances. A. Planning Division All proposed site improvements must conform to the Site Plan Review approval of DP No. 2012 -36. 2. Any amendment to this conditional use permit and /or variances 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 and /or variances must be amended. 3. Prior to approval of a Certificate of Occupancy, all on -site improvements shall be made in accordance with the submitted plans. 4. All business activity on the site shall end by 9:00 p.m., seven days a week. 5. Roll -up doors shall be secured 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 a Certificate of Occupancy, all on -site signage including directional signage shall be submitted for review and approval and shall be under separate permit. 8. A minimum of one (1) on -site attendant shall remain present at all times near the entry to the car wash to guide patrons and to prevent on -site congestion and /or stacking onto the street. Resolution No. 2015 -13 Page 9 of 11 31 C -67 MARCH 9, 2015 PAGE 2OF2 9. On -site employees shall be responsible for the removal of all litter and trash from the site each day. 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. Customer restrooms shall be locked during all non - operating hours. 13. There shall be no outdoor speakers or any other sound amplifying devices installed on the site. 14. A final landscaping plan, including a detailed irrigation and block wall plans, shall be submitted to staff for review and approval when plans are submitted for building plan check. 15. The applicant shall remove the existing pole sign prior to issuance of a Certificate of Occupancy. 16. Prior to issuance of a Certificate of Occupancy, the applicant shall replace the existing block wall on the length of the western property line of the project site with a new ten -foot tall sound wall. The new wall shall contain a twelve -inch thick base up to the first two feet in height and be at least eight inches thick the remaining height of the wall. (Added by the Planning Commission March 9, 2015) B. Police Department 1. Prior to submitting into building plan check, the applicant shall 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 any final sets of plans. 2. Prior to submitting into building plan check, the applicant shall submit a full set of electrical plans to the Police department to verify exterior lighting placement and parking lot illumination levels. Resolution No. 2015 -13 Page 10 of 11 31 C -68 3. Prior to obtaining an electrical permit, the applicant shall 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. Resolution No. 2015 -13 Page 11 of 11 31 C -69 31 C -70