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HomeMy WebLinkAboutReso25-23_1030 E. Fourth St.Resolution No. 2025-23 Page 1 of 12 RESOLUTION NO. 2025-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2025-12 AS CONDITIONED TO ALLOW THE EXPANSION OF AN EXISTING, LEGALLY ESTABLISHED SELF-STORAGE FACILITY, INCLUDING MODIFICATIONS TO THE REQUIRED LANDSCAPED YARD STANDARDS, AT 1030 EAST FOURTH STREET (APN: 398-461-18) 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.Extra Space Properties 103, LLC (“Applicant” and “Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2025-12 to expand an existing self-storage facility at 1030 E. Fourth Street (“Project”). B.On March 27, 2024, the Applicant submitted a Development Project application for the proposed expansion of the existing self-storage facility. C.On February 20, 2025, the Project was determined to have met the requirements and conditions of the City’s Development Review Committee (DRC) to complete the Development Project review process. D.On June 17, 2025, the Santa Ana City Council adopted Ordinance Nos. NS- 3081 and NS-3082, effective July 17, 2025, which amended the SD-84 zoning district revising land use regulations, permit types, and nonconforming use standards and removing the M1 and M2 industrial overlays. These changes address land use inconsistencies in an environmental justice priority area, eliminate hazardous industrial uses near sensitive receptors, and introduce amortization and operational standards to promote compatibility, public health, and overall community well-being. E.Pursuant to Ordinance No. NS-3081, a CUP is required for expansion of an existing, legally established self-storage facility located in the UN-2 Zone of the Transit Zoning Code (SD-84), as contained in Table 2A (Miscellaneous Uses) of Section 41-2007 of the SAMC. F.The application was deemed complete prior to the effective date of the updated Transit Zoning Code (SD-84) standards. In accordance with Santa Ana Municipal Code (SAMC) Section 41-2005(c)(1), the Project has been reviewed under the development standards applicable at the time that the application was deemed complete, as well as all requirements of SAMC Section 41-2008. G.Pursuant to Section 41-650 of the SAMC, the Planning Commission may also modify the regulations set forth for the district in which a conditionally permitted Resolution No. 2025-23 Page 2 of 12 use is located when it is considered that strict enforcement of said regulations will cause undue hardship to the applicant. H.Pursuant to Section 41-650 of the SAMC, the Applicant is requesting modifications to SAMC Section 41-475(b) requiring a minimum 10-foot landscaped yard strip adjacent to arterial streets, Section 41 -475(d) requiring landscaping for all required yards, and Section 41 -477(k) requiring a 10-foot- wide landscaped planter along interior lot lines abutting non-industrial property. I.On July 28, 2025, the Planning Commission held a duly noticed public hearing for CUP No. 2025-12. J.The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 638, have been established for CUP No. 2025-12 for expansion of an existing self-storage facility at 1030 E. Fourth Street: 1.That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The Project will directly benefit the neighborhood by updating an existing self-storage facility with a modern, secure, and climate - controlled building that meets the needs of local residents and businesses. The Project supports residents in higher-density areas that may otherwise lack on-site storage facilities. The new design and landscaping along Fourth Street and Standard Avenue will make the area more visually attractive and safer, while allowing the business to continue serving as a land use buffer, helping to maintain a transitional use between adjacent residential land uses and nearby sensitive receptors from existing industrial activity in the vicinity. These improvements address the community’s growing demand for storage while improving the visual appearance of the neighborhood, in line with the City’s goals for housing diversity, investment, and good urban design. 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 Project incorporates a range of design and operational features to ensure it will not be detrimental to the health, safety, or general welfare of people living or working nearby. The new design and landscaping along Fourth Street and Standard Avenue wi ll make the area more attractive and safer, while the facility itself serves as a quiet, well - maintained buffer between existing homes and industrial uses. The majority of self-storage units in the new building will be accessed from the interior with exterior-accessible units and new loading areas along the east of the building, away from homes. The facility is designed to Resolution No. 2025-23 Page 3 of 12 maintain a quiet environment for the surrounding community, due to the minimal outdoor activity and lack of truck deliveries required fo r businesses like industrial and active commercial uses. Enhanced landscaping and shielded lighting will reduce visual and noise disturbances, while the building’s layout and setback from the street will avoid any new circulation or safety issues for neighbors. Together, these measures ensure the Project is a compatible and safe addition to the community, without negatively affecting the well-being of nearby residents or workers. 3.That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. By modernizing the self -storage facility and enhancing the streetscape with attractive architecture and landscaping, the Project will support the economic stability of the area, help increase property values, and encourage further investment. The upgraded, climate-controlled storage units will meet both current and future needs of local residents and businesses without introducing new incompatible uses. These improvements will beautify Fourth Street and Standard Avenue, making the area more appealing for residents and investors, while supporting the revitalization efforts and vision of the zoning district it is located. The Project will help maintain a stable, vibrant local economy in line with the City’s economic development and beautification goals. 4.That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. The Project has been designed to comply with the majority of applicable regulations and conditions in Chapter 41 of the Santa Ana Municipal Code, including standards for floor area ratio, height, and parking. To address landscaped yard requirements for existing buildings, the Applicant requests modifications to SAMC Section 41 -475(b), which requires a minimum 10-foot landscaped yard strip adjacent to arterial streets; Section 41-475(d), mandating landscaping for all required yards; and Section 41-477(k), requiring a 10-foot-wide landscaped planter along interior lot lines abutting non-industrial property. 5.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. The Project is consistent with the General Plan’s Urban Neighborhood vision and the SD-84 Urban Neighborhood subzone, which support a mix of housing, neighborhood-serving amenities, and commercial uses in a walkable, attractive setting. The upgraded self -storage facility provides a needed service for nearby residences and businesses, supporting local convenience and housing diversity. Its architectur al Resolution No. 2025-23 Page 4 of 12 design, street-facing office, and enhanced landscaping along Fourth Street and Standard Avenue reflect the area’s emphasis on pedestrian- friendly streetscapes. By maintaining a quiet, low-impact use that serves as a buffer between residential and industrial properties, the Project supports the neighborhood’s character, safety, and long-term vitality – in line with the city’s planning goals for vibrant, accessible, and cohesive urban neighborhoods. Land Use Element The proposed Project advances several goals and policies of the Land Use Element by reinvesting in an aging self-storage facility and introducing a new three-story building that is compatible in scale and design with adjacent residential areas. This supports Goal LU-2 by providing a balance of uses that meet Santa Ana’s diverse needs and by encouraging investment as well as the retention and development of local businesses, consistent with Policy LU-2.6 and Policy LU-2.7. By revitalizing the property and enhancing its appearance, the Project aligns with Goal LU-3 and Policy LU-3.4, which emphasize compatibility and the preservation of neighborhood character. Quality architecture and enhanced street-facing amenities along Fourth Street and Standard Avenue improve the public realm, while upgraded landscaping, new street trees, and pedestrian-friendly features support Goal LU-4 and Policy LU-4.2 by creating a more attractive, walkable environment. Collectively, these improvements help buffer residential areas from industrial uses, foster a livable community, and support Santa Ana’s vision for sustainable, complete neighborhoods. Economic Prosperity Element The Project supports Goal EP-1 by creating and retaining local jobs through the expansion of the self-storage facility. It also furthers Goal EP- 3, which promotes a business-friendly environment, by modernizing an existing business and demonstrating ongoing investment in the community. These help foster a positive climate for business growth and retention. Consistent with Policy EP-3.7, the Project encourages further development and investment in Santa Ana’s community. Housing Element By modernizing and expanding the self -storage facility and upgrading the on-site manager’s apartment, the project addresses a unique housing need by providing on-site residential accommodations for facility staff, thereby supporting Goal HE-2 of providing diverse housing by upgrading the on-site manager's apartment and offering secure, on-site storage amenities for residents in higher-density areas that may otherwise lack such facilities onsite. The Project’s provision of secure storage supports residents in higher-density housing by addressing space limitations, thereby complementing the City’s efforts to foster a diverse and livable Resolution No. 2025-23 Page 5 of 12 community. Urban Design Element The proposed project advances the Urban Design Element by improving the physical character and livability of the area, consistent with Goal UD- and Policy UD-1.1. The new three-story building is designed to be compatible with the scale of surrounding development, supporting Goal UD-2 and Policy UD-2.2. Landscaped buffers and site planning help ensure the Project serves as an effective transition between residential and industrial uses. Additionally, the Project enhances the streetscape along Fourth Street and Standard Avenue with new tree s, upgraded landscaping, and improved pedestrian amenities, fulfilling Goal UD -3 by creating safe, visually appealing, and sustainable travel corridors that contribute to a positive community image. K.Pursuant to Section 41-650 of the SAMC and the analysis in the Request for Planning Commission Action dated July 28, 2025, and exhibits attached thereto, the Planning Commission also modifies the regulations in SAMC Sections 41- 475(b), 41-475(d) and 41-477(k) of the SAMC to allow for relief from minimum landscaped yard requirements, as strict enforcement of such regulations would cause an undue hardship to the Applicant. The subject property is a highly irregularly-shaped site. Retrofitting the existing structures to comply with these specific landscaping standards would require major demolition or reconfiguration, which is not practical given the established development pattern. Moreover, the spatial limitations make it infeasible to retrofit standard landscaping widths without substantial reduction in building square footages, resulting in both physical hardship and operational inefficiency since it will require further revision to existing buildings and site layout. Modifying these requirements would allow the Applicant to maximize the use of the site and efficiently use the space available while still providing enhanced landscaping and visual buffers where feasible. These modifications would support the operational needs of the facility and improve the site’s overall appearance and compatibility with surrounding properties. Section 2. Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the Project is exempt from further review, pursuant to Section 15332 (Class 32) of the CEQA Guidelines (In-Fill Development Projects), because the Project is consistent with the applicable General Plan land use designation and applicable General Plan policies, as well as with applicable zoning designation and regulations. Moreover, the proposed development occurs within the City limits on a project site of no more than five acres; 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. Based on this analysis, a Notice of Exemp tion, Environmental Review No. 2024- 22, will be filed for this Project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized Resolution No. 2025-23 Page 6 of 12 volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2025 -12, as conditioned in Exhibit A, attached hereto and incorporated herein, to expand an existing, legally established self-storage facility at 1030 E. Fourth Street, as shown on the approved plans for Development Project Application No. 2024-08 (DP No. 2024-08), and approves modifications to SAMC Section 41-475(b), Section 41-475(d), and Section 41-477(k), as permitted by SAMC Section 41-650. This decision is based upon the evidence submitted at the above -referenced hearing, including but not limited to: The Request for Planning Commission Action dated July 28, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 28th day of July 2025 by the following vote. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Melissa M. Crosthwaite Senior Assistant City Attorney Isuri S. Ramos Chairperson AYES: Commissioners: Carl Benninger, Manuel J. Escamilla, Christopher Leo, Bao Pham, Isuri S. Ramos, Alan Woo (6)NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Jennifer Oliva (1) Resolution No. 2025-23 Page 7 of 12 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, GEMA ZAPIEN, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-23 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on July 28, 2025. Date: ________________ ____________________________________ Gema Zapien Acting Recording Secretary City of Santa Ana 07/28/2025 Resolution No. 2025-23 Page 8 of 12 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2025-12 Conditional Use Permit No. 2025-12 to allow the expansion of an existing, legally established self-storage facility, including modifications to the required yard standards is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code (SAMC), the California Administrative Code, the California Building Standards Code, and all other applicable regulations. The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this Conditional Use Permit. The Applicant shall 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 this Conditional Use Permit. 1.All proposed site improvements must conform to Development Project Review (DP) No. 2024-08, and the staff report exhibits incorporated herein by reference. 2.Prior to issuance of a building permit, the Applicant shall satisfy all site improvement requirements identified by the City’s Development Review Committee (DRC) as part of DP No. 2024-08. 3.Any proposed amendment to this Conditional Use Permit, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the site plan review must be amended. 4.Exterior building materials, finishes and colors for the Project shall comply with the approved materials board submitted for the Project and as approved by the Planning and Building Agency. Any changes to the materials, finishes and colors shall be approved by the Planning and Building Agency. All new trash enclosures and similar ancillary structures shall match the texture, material and color of the primary building. 5.During all phases of construction, the Applicant shall implement best management practices (BMPs) to minimize noise, dust, and traffic disruption. Construction hours shall comply with SAMC regulations. Construction staging areas shall be located to minimize impacts on adjacent residential uses. 6.The Applicant shall maintain a minimum of 11 parking spaces on site, per the submitted site plan for the Conditional Use Permit and DP. 7.The Planning Division shall review this Conditional Use Permit no later than twelve Resolution No. 2025-23 Page 9 of 12 (12) months after full execution. Should any issues arise during such review, the Conditional Use Permit shall be scheduled for public hearing at the Applicant’s full expense for potential condition modification(s). 8.Violations of this Conditional Use Permit, as contained in Section 41 -647.5 of the SAMC, will be grounds for permit revocation and/or suspension as described in Section 41-651 of the SAMC. 9.The Applicant shall designate an on-site operations manager to oversee daily activities, respond to community concerns, and ensure compliance with City regulations and conditions of approval. 10.A 24-hour contact number shall be provided to the City for reporting of any noise, safety, or operational issues. 11.Security cameras shall be installed to monitor entrances, drive aisles, and building perimeters, and shall be maintained in working order. Camera footage shall be retained for a minimum of 30 days and made available to the City of Santa Ana Police Department upon request. 12.Any wall pack lighting and light standards shall be architecturally compatible with the proposed architecture, as determined by City staff. 13.The Applicant shall improve lighting throughout the entire site, beyond the immediate vicinity of the new building, to ensure adequate security. All outdoor lighting shall be fully shielded, directed downward, and comply with the City’s lighting standards to prevent light spillover onto adjacent properties, including residential to the west. Dimmer switches shall be provided for all light standards and wall pack lighting on the west elevation. 14.A photometric lighting plan shall be submitted for review and a pproval by the Planning and Building Agency (PBA) as well as the Police Department prior to the issuance of building permits. 15.Noise levels shall not exceed thresholds set by the SAMC at property lines. If requested by the City, a noise study shall be conducted at Applicant’s expense in order to verify compliance with SAMC thresholds. 16.All exterior signage shall comply with Chapter 41 of the SAMC and shall be reviewed under a separate sign permit. No electronic message boards or backlit cabinet signs are permitted unless otherwise approved. 17.All existing and new mechanical equipment shall be screened from view from public and courtyard areas. 18.The roof mounted mechanical equipment on the new building (i.e., air conditioning/condenser unit and ventilation ducts) shall be located away from public Resolution No. 2025-23 Page 10 of 12 and residences. The final design of the proposed outdoor lighting and fencing shall be reviewed and approved by Planning Division staff prior to the issuance of building permits. 19.Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final landscape plan shall include a diverse selection of shade -producing canopy trees from the City’s approved street tree list, ensuring the maximum possible number is incorporated along street frontages and in outdoor gathering areas. 20.Trees species proposed along the west elevation shall be replaced with an alternative species that achieves greater height to enhance separation and screening between the subject property and adjacent residences. Added by the Planning Commission July 28, 2025. 21.Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the Project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier. 22.The Applicant shall install and maintain a landscaped buffer along the western property line with a combination of trees and screening materials to mitigate noise and visual impacts on the adjacent residences. 23.The Applicant shall remove the existing chain -link fencing with the barbed wire on top along the southern property line along First Street. The chain-link fencing shall be replaced with a new split face/decorative CMU block wall, to be consistent with the existing CMU block wall, both to be finished in either a split -face/slump stone finish or a stucco finish, to the extent feasible. 24.After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans. 25.Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a Property Maintenance Agreement with the City of Santa Ana. The Agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed Agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The Agreement shall contain covenants, conditions and restrictions relating to the following: Resolution No. 2025-23 Page 11 of 12 a.Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing, etc.); b.Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); c.Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d.Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris on or about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e.If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the Agreement and both shall be jointly and severally liable for compliance with its terms; f.The Agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; and g.The Agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The Agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs Resolution No. 2025-23 Page 12 of 12 and/or expense incurred by the City. h.The execution and recordation of the Agreement shall be a condition precedent to issuance of building permits.