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Home My WebLink About31B - CUP - 920 N POINSETTIA ST• CITY COUNCIL MEETING DATE: FEBRUARY 16, 2016 TITLE: CONDITIONAL USE PERMIT NO. 2015 -22 TO ALLOW A TRADE SCHOOL AT 920 NORTH POINSETTIA STREET - AGC VOCATIONAL SCHOOL, APPLICANT (STRATEGIC PLAN NO. 3,2) RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: =•-:• ti ❑ As Recommended ❑ As Amended ❑ Ordinance on 1e' Reading ❑ Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO yl��l�h�il =l�i1 Receive and file the staff report approving Conditional Use Permit No. 2015 -22 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on January 25, 2016 by a vote of 6:0 (Alderete absent), the Planning Commission adopted a resolution approving Conditional Use Permit No. 2015 -22 as conditioned to allow a trade school at 920 North Poinsettia Street in the Specific Development No. 84 (SD -84) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION Sergio Ortega, owner of AGC Vocational School, is requesting approval of a conditional use permit to allow a trade school in the Specific Development No. 84 (SD -84) zoning district. The project site is .65 acres in size and is located on the west side of Poinsettia Avenue between Washington Avenue and Civic Center Drive. The parcel contains an 11,500 square -foot, single -story industrial building that was constructed in 2002. AGC Vocational School is a trade school that provides vocational training throughout the United States. AGC vocational school is proposing to occupy the existing vacant building and provide adult vocational education for the construction workforce through standardized education and craft training programs. Full -size plans are available for review at the Clerk of the Council's Office. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). 31 B -1 CUP No, 2015-22 — AGC Vocational School at 920 North Poinsettia Street February 16, 2016 Page 2 PISC L IMPACT There Is no fiscal Impact associated with this action. AN:rb AnIWVp2ii woommmPi ®•22.AGOVOGAtlonaltah®®I,00 Exhibit: A. Planning Commission Staff Report 31 B -2 REQUESTFOR • • a • PLANNING COMMISSION MEETING DATE: JANUARY 25, 20'16 TITLE: PUBLIC HEARING – FILED BY AGC VOCATIONAL SCHOOL FOR CONDITIONAL USE PERMIT NO. 2015- 22 TO ALLOW A TRADE 'SCHOOL AT 920 NORTH POINSETTIA STREET (STRATEGIC PLAN NO. 3,2) Prepared by Ann Hsin -An Ni r xecu Director .. —_ RECOMMENDED ACTION APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Planning Manager Adopt a resolution approving Conditional Use Permit No. 2015 -22 as conditioned. Request of Applicant Sergio Ortega, owner of AGC Vocational School, is requesting approval of a conditional use permit to allow a trade school in the Specific Development No. 84 (SD84) zoning district. Pursuant to Section 41- 472.5(d) of the Santa Ana Municipal Code (SAMC), trade schools which provide instruction that requires the operation of heavy equipment or machinery normally associated with manufacturing operations require the approval of a conditional use permit in the SD84 zoning district. Project Location and Site Description The subject property is located within the Burke Industrial development, a 12- parcel, 11.77 -acre industrial project that is located north of Sixth Street, south of Washington Avenue, east of Garfield Street and West of Santiago Avenue. The project site is .65 acres in size and is located on the west side of Poinsettia Avenue between Washington Avenue and Civic Center Drive. The parcel contains an 11,500 square -foot single -story industrial building that was constructed in 2002. The site is surrounded by industrial uses to the north, south and east, and multifamily residential uses to the west (Exhibits 1, 2 and 3). The General Plan land use designation for the site is Urban Neighborhood (UN). Urban Neighborhood land use designation applies to primarily residential areas with pedestrian - oriented commercial uses, schools and small parks. The proposed trade school use is consistent with the Urban Neighborhood General Plan land use designation. EXHIBIT A 31 B -3 Conditional Use Permit No. 2015 -22 January 25, 2016 Page 2 The subject site has a zoning designation of Urban Neighborhood 2 (UN2) with the M1 overlay in Specific Development No. 84 (SD84). A trade school is a permitted use subject to the approval of a conditional use permit in the M1 zone. Therefore, the proposed project is consistent with the zoning designation. Proiect Description AGC Vocational School is a trade school that provides various vocational training throughout the United States. AGC vocational school is proposing to occupy the existing vacant building and provide adult vocational education for the construction workforce through standardized education and craft training programs, including operational training for a skid steer, fork lift, scissor lift, telescoping boom lift, cement smoother machine and stamper machine. The average class size is between five to 20 students and the hours of operation are between 5:00 p.m. to 8:30 p.m. No tenant improvement to the building interior or exterior are proposed. There are a total of 24 parking spaces provided for the site. No modifications are proposed to the parking area as part of the AGC Vocational School (Exhibit 4). Proiect Background The Associated General Contractors of America (AGC) is the leading association for the construction industry. AGC represents more than 26,000 firms, including over 6,500 of America's leading general contractors, and over 9,000 specialty - contracting firms. More than 10,500 service providers and suppliers are also associated with AGC, all through a nationwide network of chapters. The subject building was constructed in 2002. The building has been occupied by a variety of industrial warehouse, manufacturing and wholesale uses since it was constructed. Proiect Analysis Staff has reviewed the applicant's request to operate a trade school at this location. In analyzing the conditional use permit request, staff believes that the following analysis warrants staff's recommendation of approval for the conditional use permit. The Santa Ana Municipal Code allows trade schools in the Light Industrial (M1) zoning district subject to a conditional use permit. Since the property has an industrial overlay designation, the industrial development standards are applicable to this project. Section 41- 472.5(d) of the Santa Ana Municipal Code (SAMC) permits trade schools which provide instruction that requires the operation of heavy equipment or machinery normally associated with manufacturing operations in the Light Industrial (M1) zoning district. 31 B -4 Conditional Use Permit No. 2015 -22 January 25, 2016 Page 3 The SAW requires parking for trade school to be calculated at a rate of one space per 40 square feet of classroom area and one space per 333 square feet of office area. However, since the layout of the facility does not specifically identify any classroom space, the limited enrollment of the trade school and the functioning of the facility as an industrial use, the industrial parking standard of one space per 500 square feet of area is being applied to this project, which is consistent with a similar facility (Taller San Jose) in the vicinity, A conditional use permit (CUP No. 2001 -31) was approved in December of 2001 to allow Taller San Jose, a trade school, to operate with the same parking standards. The proposed AGC Vocational School /trade school will not adversely affect the General Plan. The proposed trade school at this location supports several General Plan Goals and Policies, including Land Use Element Goal 1, which promotes the balance of land uses to address basic community needs; Goal 2, which promotes land uses that enhance the economic viability of the City; and, Goal 3, which aims to allow uses that preserve and improve the character and integrity of neighborhoods, including both the adjacent industrial and residential neighborhoods. This project will provide a use that will assist in diversifying the range of services available to residents of Santa Ana. Land Use Element Policy 2.8 promotes the rehabilitation of commercial properties and encourages increase levels of capital investment. The proposed trade school use will occupy a vacant tenant space representing increased levels of capital investment in the property. The re- tenanting of a vacant space with a viable business further supports the rehabilitation of this property. Land Use Element Policy 5.4 supports land uses which are consistent with the Land Use Plan of the Land Use Element. The M1 zoning district allows trade schools subject to a conditional use permit, making the proposed use consistent with the zoning and the Land Use Plan of the Land Use Element, Land Use Element Policy 5.5 encourages development which is compatible with and supportive of surrounding land uses. The addition of a trade school will provide additional educational opportunities for the surrounding businesses and residents. Public Notification The project site is located within the French Park Neighborhood Association. Staff contacted the president of the association, who identified no concerns with the project. The project site was posted with a notice advertising this public hearing, a notice was published in the Grange County Reporter and mailed notices were sent to all property owners and occupants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written or electronic has been received from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act the recommended action is exempt from further review per Section 15300 and 15301. This Class 1 exemption allows the licensing of existing facilities with no expansion of the existing use. Categorical Exemption Environmental Review No. 2012 -77 will be filed for this project. 31 B -5 Conditional Use Permit No. 2015 -22 January 25, 2016 Page 4 There will not be a significant cumulative effect by this project and successive projects of the same type in the same place, over time. There is not a reasonable possibility that the project will have a significant effect on the environment due to unusual circumstances. This project does not damage a scenic resource within an officially designated state scenic highway. This project is not located on a site included on any list compiled pursuant to Government Code Section 65962.5. 5. This project does not cause a substantial adverse change in the significance of a historical resource. STRATEGIC PLAN ALIGNMENT 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). Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2015 -22 as conditioned. `- Ann N. Ni Associate Planner AN:jm Anllwp5l%plancomm25CU P15- 22.AGCVocatlonal$chool. pc Attachments: Exhibit 1 —Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan and Floor Plan MEW SEVENTEENTH ST - N 1 0 ., r, , :._ � 'o �,� 1� -.- -- + V 11-t , ,, ova RI cl RI sl A C2 "1 3 KI 81 a IN P�3 SP-3 I SP .3 - i R3 sp-3 $p-3 0 reP SP-3 M2 0 c:? 0 MI nr c R3 M2 fa [,9,, AA E�l N 9 IR 2 M2 R3 C2 M2 a La F 7aifT M2 .11 IN -c-��, dmsz z C2 U tz a 3Y M2 MI M2 C2 R2 M2 OA .111. R911JE C,3.A : C5 R2 ii 5 I —, T�a) r—�r r ------ I r'-- I r—= r NIRST 57. Al WIPPAILArMaXTURALt CR CCMME;0ALRMDM7AL Ill SNGLEFAMILYrTSDENnAL -13 PARINGMIDDIFICNflON w GGMNMMTMMR N TV10FAMILY[EqDENCE C,SM G0MM8z0AL8XXl MAIN Ml LIGdTINDUSMAL R3 MULPREQM MULTIPLE cl CDMMUNITYOOMNISUAL M2 FFAWINDIJSIRAL FAMILYFERDENCIF U.MD a)MM WMMMAtJML JMDI$MCT mo MUFAWOPSWNS Pli WKI ANAMRTMUM, C2 GNITAL(rMMLVAL 0 OPEN VAW W, I'MIDENTIAL117W m CDJWLBU9N8SS p PROFIB90MAL Im MHODF�OFMENT CiA MTW.I3U9NC,36Af?flSTMLLAGE t10 R-ANNIDWAMUNIWDFaCMINT %foROPLAN (A PLANNMFJVPANG03 Ru RANNDREDKIALDE CWIIIT C5 ARIERALCDMMEFOAL CUP 2015-22 k AGC VOCATIONAL SCHOOL clW 920 NORTH POINSETTIA STREET V = 1000 FEET P L A N N I N G A N D B U I L D I N G A 6 E N C Y EXHIBIT I VICINITY MAP 31 B-7 MULTI- FAMILY RESIDENCE WELLINGTON AVENUE s MULTI- P1iQJCT - ; d INDUSTRIAL FAMILY SITE 0 RESIDENCE 2 lo/ SING i AM11 ,-FrE I D F N E INDUSTRIAL s .A L� A S GLE- <J 9 FA MI (/Jp 5 1 N G L o RES ENCE \ \ FALY .a DE F W . ,M AGC VOCATIONAL SCHOOL A` 920 NORTH POINSETTIA 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 w • � � \ . � \� 2 J� \ \�� . . . � \� 2 J� \ P3 \� � f . . . � \� 2 J� IeYLISS:1 nm ni gill ° @# gsg F wta $9 e oil -Mi ��I� Wff w ® V __I____._. _.... _..... ___ I LL s l 0 cc CC z CL UJ 4 I' n � I J Y— L x' �--• b _fit ` a Y -i -_ 1 Z �' e iepV d —k a :' n W \ I L ba III'} I .I � , •a, � °� i ��'� yy EXHIBIT 4 31 B -10 LS 1.20.16 RESOLUTION NO. 2016 -xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2015 -22 AS CONDITIONED TO ALLOW A TRADE SCHOOL FOR THE PROPERTY LOCATED AT 920 NORTH POINSETTIA 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. Applicant is requesting approval of Conditional Use Permit No. 2015 -22 to allow a trade school in the Specific Development No. 84 (SD84) zoning district at the property located at 920 North Poinsettia Street, B. Santa Ana Municipal Code Section 41- 472,5(d) requires approval of a conditional use permit to allow trade schools which provide instruction that requires the operation of heavy equipment or machinery normally associated with manufacturing operations in the Light Industrial (M1) zoning district. C. On January 25, 2016, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2015 -22. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (SAMC) Section 41- 472.5(d), have been established for Conditional Use Permit No. 2015 -22 to warrant approval of the conditional use permit to allow a trade school: That the proposed use will provide a service or facility which will contribute to the general well -being of the neighborhood or community. The proposed AGC Vocational School will provide a service to the community as it will support the adjacent industrial and residential uses in the area and will assist in diversifying the range of educational opportunities available to those working or residing in the city. Further, the proposed trade school is best suited within a larger industrial building that is typically found in the City's industrial zoning districts. Resolution No. 2016 -xx Page 1 of 5 31 B -11 2. 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. The proposed AGC Vocational School will not be detrimental to persons residing or working in the vicinity because the trade school will operate within a completely enclosed building, thereby minimizing potential impacts, such as noise, on the surrounding tenants. Additionally, conditions of approval have been incorporated into the project approvals to minimize impacts from occurring on the premises. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed AGC Vocational School will not adversely affect the economic stability of the area. The proposed trade school will result in a positive addition to the surrounding area by providing educational opportunities, promoting job skills training and will complement and improve the economic viability of the area as the use will reoccupy a vacant industrial building, thereby reducing the vacancy rate of the area and identifying the area as a stable location for economic investment. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed AGC Vocational School will be in compliance with all applicable regulations and provisions of Chapter 41 of the Santa Ana Municipal Code and all other provisions that are applicable to a trade school. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The proposed AGC Vocational School will not adversely affect the General Plan. The proposed trade school at this location supports several General Plan Goals and Policies, including Land Use Element Goal 1, which promotes the balance of land uses to address basic community needs; Goal 2, which promotes land uses that enhance the economic viability of the City; and, Goal 3, which aims to allow uses that preserve and improve the character and integrity of neighborhoods, including both the adjacent Resolution No. 2016 -xx Page 2 of 5 31 B -12 industrial and residential neighborhoods. This project will provide a use that will assist in diversifying the range of services available to residents of Santa Ana. Land Use Element Policy 2.8 promotes the rehabilitation of commercial properties and encourages increase levels of capital investment. The proposed trade school use will occupy a vacant tenant space representing increased levels of capital investment in the property. The re- tenanting of a vacant space with a viable business further supports the rehabilitation of this property. Land Use Element Policy 5.4 supports land uses which are consistent with the Land Use Plan of the Land Use Element. The M1 zoning district allows trade schools subject to a conditional use permit, making the proposed use consistent with the zoning and the Land Use Plan of the Land Use Element. Land Use Element Policy 5.5 encourages development which is compatible with and supportive of surrounding land uses. The addition of a trade school will provide additional educational opportunities for the surrounding businesses and residents. Section 2. CEQA Compliance. In accordance with the California Environmental Quality Act the recommended action is exempt from further review per Section 15301. The Section 15301 (Class 1) exemption applies to the operation of existing facilities and allows the licensing of existing facilities with no expansion of the existing use. Categorical Exemption Environmental Review No. 2012 -77 will be filed for this project. Section 3. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the negligence of the City of Santa Ana. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2015 -22 as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 920 North Poinsettia Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated January 25, 2016 and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 251h day of January, 2016 Resolution No. 2016 -xx Page 3 of 5 31 B -13 AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: James Gartner Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Karen Gerardo, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2016 -xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 25, 2016. Date: Planning Commission Secretary City of Santa Ana 31B-14 Resolution No. 2016 -xx Page 4 of 5 Conditions of Approval for Conditional Use Permit No. 2015.22 Conditional Use Permit No. 2015 -22 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the Conditional Use Permit. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2012 -42 and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or that the conditional use permit must be amended. 3. Prior to approval of Certificate of Occupancy, all on -site improvements shall be made in accordance with the submitted plans. 4. Landscaping shall be maintained in compliance with the submitted plan. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 5. The hours of operation shall be limited to Monday thru Friday from 5:00 p.m. to 8:30 p.m. 6. All instruction shall be conducted within the building. Resolution No. 2016 -xx Page 5 of 5 31 B -15 31 B -16