HomeMy WebLinkAboutRESO 2015-13_150309_2402SBristolROH - 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
Page 1 of 11
architecture will enhance the aesthetics of the Bristol Street
corridor.
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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
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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
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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
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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
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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
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• 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
Resolution No. 2015 -13
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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 9t" 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)
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
,s."Mdaftilm
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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:
1'q 1-
0" 1 '&Vn4�
Secretary of the Planning Commission
City of Santa Ana
Resolution No. 2015 -13
Page 8 of 11
FXHIRIT 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 rip or 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
1. 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
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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 Occupancv. the apDlicant shall replace
the existina block wall on the lenath of the western DroDerty 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
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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
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