HomeMy WebLinkAbout31A - CUP - 417 W WARNER AVEREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
NOVEMBER 18, 2014
TITLE:
MODIFICATION TO CONDITIONAL USE PERMIT
NO. 2000-10 TO ALLOW AN ADDITION TO AN
UNMANNED TELEPHONE EQUIPMENT
FACILITY AT 417 WEST WARNER AVENUE —
AT8rT, APPLICANT {STRATEGIC PLAN NO. 3, 21
G
CITY MANA R
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
❑ As Recommended
❑ As Amended
❑ Ordinance on 1" Reading
❑ Ordinance on 2nd Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving modifications to Conditional Use Permit No. 2000 -10
as conditioned.
PLANNING COMMISSION ACTION
On October 27, 2014, the Planning Commission adopted a resolution approving modifications to
Conditional Use Permit (CUP) No. 2000 -10 as conditioned by a vote of 6:0 (Alderete absent) to
allow a 6,700 square foot second floor addition to an unmanned telephone equipment facility for
AT &T at 417 West Warner Avenue located in the Arterial Commercial (C5) zoning district. The
Planning Commission made no changes to the recommended conditions of approval outlined in
the attached staff report (Exhibit A).
DISCUSSION
Mac Kamberian, representing AT &T Corporation, is requesting approval of a modification to an
existing conditional use permit to allow a 6,700 square foot second floor addition at 417 West
Warner Avenue. The parcel contains a single -story, 10,479 square foot telephone switching
equipment building constructed in 2001 for AT &T. The approval of the modification to the CUP
for the proposed addition will allow AT &T the ability to provide communication services to the
community as well as future data and internet capacity for Santa Ana and adjacent areas in central
Orange County. Full sized site plans are available for public viewing in the Clerk of the Council
Office.
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).
31A-1
Modification to CUP No. 2000 -10
November 18, 2014
Page 2
FISCAL IMPACT
There is no fiscal impact associated with this action.
Karen Haluza
Interim Executive Director
Planning & Building Agency
AN:rb
AniMp51VAl mm2\CUPOO- 10MOO.ATBT.W
Exhibit: A. Planning Commission Staff Report
31A-2
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
OCTOBER 27, 2014
TITLE:
PUBLIC HEARING — FILED BY AT&T FOR
MODIFICATION TO CONDITIONAL USE PERMIT
NO. 2000-10 TO ALLOW AN ADDITION TO AN
UNMANNED TELEPHONE EQUIPMENT FACILITY
AT 417 WEST WARNER AVENUE {STRATEGIC
PLAN NO. 3, 2}
Prepared by Ann Hsin -An Ni
_ _ �CI.LQ•ul _}- �zv_�cl
Interim Executive Dir ctor
RECOMMENDED ACTION
PLANNING COMMISSION SECRETARY
APPROVED
❑
As Recommended
❑
As Amended
❑
Set Public Hearing For
DENIED
•
Applicant's Request
•
Staff Recommendation
CONTINUED TO
Acting PI nning pager
Adopt a resolution approving modifications to Conditional Use Permit No. 2000 -10 as conditioned.
Request of Applicant
Mac Kamberian, representing the AT &T Corporation, is requesting approval of a modification to an
existing conditional use permit to allow a 6,700 square foot; second floor addition at 417 West
Warner Avenue. Pursuant to Section 41424.5(d) of the Santa Ana Municipal Code (SAMC),
public utility structures require the approval of a conditional use permit in the C5 (Arterial
Commercial) zoning district, while Section 41 -649 of the SAMC requires the refilling of a new
application to modify an approved conditional use permit.
Planning Commission Action
On July 28, 2014, the Planning Commission held a public hearing on the proposed project. During
the hearing, the Commission commented on several topics, including the potential aesthetic impact
to the adjacent residences, enhancement of the existing landscaping and architecture. The
Planning Commission continued the applicant's request to allow staff time to perform additional
neighborhood outreach to property owners to the north and west of the project location, to work with
the applicant to enhance the design of the project, and to explore the option of adding additional
landscaping to the proposed project.
Based on the Commission's comments, the applicant is proposing to add new landscaping,
including shrubs and ground cover to the existing landscaping on both Warner and Van Ness
Avenues. A total of eight new 15- gallon size drought - tolerant Bougainvillea, including five new and
three replacement, will be added to add color to the exterior elevations. Additionally, the applicant
has incorporated numerous architectural enhancements to the building to modernize the overall
EXHIBIT A
31A-3
Modification to CUP No. 2000 -10
October 27, 2014
Page 2
aesthetic of the building. For example, a variety of quality building materials including metal panels,
metal trim, spandrel glass and concrete masonry unit and horizontal slats will be incorporated into
the design. Further, the equipment screen will be curved to add visual interest to the building.
Finally, anodized aluminum frames will be used on the spandrel glass panels.
Since the public hearing, staff contacted three property owners north and west of the project
location to review the project and discuss potential concerns with the proposed second floor
addition. All three property owners are in support of the proposed project.
Pro ect Location and Site Description
The subject site is a 0.70-acre, flag - shaped parcel that is located at the northeast comer of Warner
and Van Ness Avenues. The parcel contains a single -story, 10,479 square foot telephone switching
equipment building constructed in 2001 for AT &T. A total of four parking spaces are provided on
the premises. The site is surrounded by residential uses to the north and west, commercial and
industrial uses to the south, and a school to the east (Exhibits 1, 2 and 3).
Protect Description
The applicant is proposing to constrict a 6,700 square foot second floor addition to the existing
AT &T facility. The facility is used to house telephone switching equipment for Santa Ana and
adjacent communities. The facility is typically unmanned except for the occasional servicing and
maintenance by one to two employees. The modification to the previously approved conditional use
permit is necessary for the second floor addition. The additional mechanical and electrical
equipment is necessary to enhance and expand the existing telephone network in Central Orange
County.
The proposed second floor addition will utilize split face concrete block and stucco to create color
and texture variations to match the existing building. The existing building elevation on Warner
Avenue has tubular steel vine trellises for design detail. Acoustical louvers are used on the east and
west sides of the building to provide ventilation for the equipment. There is an existing eight -foot
high solid concrete block wall along the north and west property lines and a sliding gate on Warner
Avenue.
Parking for public utility substations is one combination parking space and loading /unloading
zone. A total of four spaces will be provided for the site. No modifications are proposed to the
parking area as part of the proposed addition (Exhibits 4, 5 and 6).
31A-4
Modification to CUP No. 2000 -10
October 27, 2014
Page 3
Protect Background
The existing one -story AT &T facility was constructed in 2001. The facility is an unmanned
telephone switching facility that is needed to provide wireless and data service to Santa Ana and
adjacent areas in central Orange County. The existing facility has reached its capacity to
adequately serve the area, with the proposed addition incorporating additional mechanical
equipment to provide communication services to the community. It will accommodate future data
and Internet demand for Santa Ana and adjacent areas in central Orange County.
General Plan and Zonina Consistenc
The General Plan land use designation for the site is General Commercial (GC). General
Commercial land use districts are key components in the economic development of the City. They
provide highly visible and accessible commercial development along the City's arterial
transportation corridors and provide important neighborhood facilities and services, such as this
public utility facility. The project site is consistent with this General Plan land use designation.
The zoning for the site is Arterial Commercial (C5). The project meets the City's minimum
development standards for the C5 zoning district relating to site design, parking and landscaping.
A public utility structure is a permitted use subject to the approval of a conditional use permit in
the C5 zone. Therefore, the proposed project is consistent with the zoning designation.
Protect Analysis
Conditional use permit requests are governed by Section 41 -1338 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.
31A-5
Modification to CUP No. 2000 -10
October 27, 2014
Page 4
If these findings can be made, then it is appropriate to grant the conditional use permit.
Conversely, the inability to make these findings would result in a denial. Using this information
staff has prepared the following analysis, which, in turn forms the basis for the recommendation
contained in this report. In analyzing the conditional use permit request, staff believes that the
following findings of fact warrant approval of the conditional use permit.
The proposed public utility facility meets all of the requirements specified in the Arterial Commercial
(C5) zoning district relating to the proposed use. The subject property is in compliance with the
development standards for the C5 zone, including setbacks, landscaping and parking. Additionally,
appropriate conditions of approval have been included for this project that will ensure it remains in
compliance with the provisions of the zoning district and does not become an attractive nuisance or
disrupt the surrounding commercial and residential uses found in the area. Finally, the proposed
public utility facility at this location will support several General Plan Goals and Policies and will
provide a service to Santa Ana residents as well as the business community locally and regionally.
The proposed public utility facility will provide a service to the community. The proposed public
utility use will accommodate future telephone service demand for the adjacent residential and
industrial uses in Central Orange County and will assist in diversifying the range of services
available to those working or residing in the south sections of the city. Further, the proposed
public utility use is best suited within a building that is typically located in the City's commercial
zoning districts.
The proposed public utility facility will not be detrimental to persons residing or working in the
vicinity because the public utility facility will operate within a completely enclosed concrete block
building, thereby minimizing potential impacts, such as noise, on the surrounding commercial,
industrial and residential uses. Additionally, conditions of approval have been incorporated into
the project approvals to minimize impacts from occurring on the premises.
The proposed public utility facility will not adversely affect the economic stability of the area. The
proposed public utility facility will result in a positive addition to the surrounding area and will
complement and improve the economic viability of the area as the use will accommodate the
future telephone and internet demand of Central Orange County and improve the quality of
communication citywide. Further, the project will identify the area as a stable location for future
economic investment.
The proposed public utility facility 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 public utility use.
31A-6
Modification to CUP No. 2000 -10
October 27, 2014
Page 5
The proposed public utility facility will not adversely affect the General Plan. The proposed
public utility facility at this location supports several General Plan Goals and Policies, including
Land Use Element Goal 2, which promotes land uses that enhance the economic viability of the
City; Goal 4, which protect and enhance development sites and districts that are unique
community assets that enhance the quality of life; Policy 2.2, which supports commercial land
uses in adequate amounts to accommodate the City's needs for goods and services; and Policy
4.3, which aims to support land uses which provide community and regional economic and
service benefits. The proposed facility will provide a communication service to Santa Ana
residents as well as the business community locally and regionally. Policy 5.5 encourages
development which is compatible with and supportive of surrounding land uses. The proposed
addition to a public utility facility is consistent with the adjacent commercial, industrial and
residential uses. The facility will provide a vital service to Santa Ana residents as well as the
business community in Central Orange County. Additionally, Urban Design Element Policy 1.5
encourages enhanced architectural forms, textures, colors and materials are expected in the
design of all projects. The building design is unique and non - traditional. The proposed second
floor addition will utilize two different kinds of split face concrete blocks and stucco to create color
and texture variations and to match the existing building. The existing building elevation on
Warner Avenue has tubular steel vine trellises for design detail. Acoustical louvers are used on
the east and west sides of the building to provide ventilation for the equipment.
Public Notification
The project site is located within the Memorial Park Neighborhood Association. Staff contacted
the chairperson of the Memorial Park Neighborhood Association by telephone, with no concerns
raised by the chairperson. The project site was posted with a notice advertising this public
hearing, a notice was published in the Orange County Reporter and mailed notices were sent to
all property owners and occupants within 500 feet of the project site. At the time of this printing,
no correspondences, by phone, written or electronic, have 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 15301. This Class 1 exemption allows the licensing of existing
facilities with additions to existing structures up to 10,000 square feet in an area where all public
services and facilities are available to allow for maximum development permissible in the General
Plan. Categorical Exemption Environmental Review No. 2013 -72 will be filed for this project.
Stratealc Plan Allonment
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).
31A-7
Modification to CUP No. 2000 -10
October 27, 2014
Page 6
Conclusion
Based on the analysis provided within this report, staff recommends that the Planning Commission
approve modifications to Conditional Use Permit No. 2000 -10 as conditioned.
Ann H. Ni
Associate Planner
AN:jm
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Attachments:
Exhibit 1 — Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Site Plan
Exhibit 5 — Floor Plan
Exhibit 6 — Elevations
Exhibit 7 — Colored Site Plan and Elevations
31A-8
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ISSUE DATE:
09.29.2014
ChENT'
AT &T
Corporate Real Estate
PROJECT
Building Addition
417 W. Warner Avenue
Santa Ana, CA
SHFFT TM F
3D EXTERIOR VIEWS
3D.01
Page 4 of 5
JTC =,- ,r r I
155UE DATE
09.29.2014
CLIENT
AT &T
Corporate Real Estate
FWJECT
Building Addition
417 W. Warner Avenue
Santa Ana, CA
SHEET TITLE
3D EXTERIOR VIEWS
3D.02
31A-21 Page 5 of 5
ROH - 10/27/14
RESOLUTION NO. 2014 -39
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING MODIFICATION
TO CONDITIONAL USE PERMIT NO. 2000 -10 TO ALLOW
AN ADDITION TO AN UNMANNED TELEPHONE
EQUIPMENT FACILITY ON THE PROPERTY LOCATED
AT 417 WEST WARNER AVENUE
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 modification to Conditional Use Permit No. 2000-
10 to allow a 6,700 square foot, second floor addition on the property
located at 417 West Warner Avenue.
B. Pursuant to Santa Ana Municipal Code Section 41- 424.5(d), public utility
structures require the approval of a conditional use permit in the C5
(Arterial Commercial) zoning district, which Section 41 -649 requires the
refilling of a new application to modify an approved conditional use permit.
C. Modification to Conditional Use Permit No. 2000 -10 came before the
Planning Commission of the City of Santa Ana for a duly noticed public
hearing on July 28, 2014. At that time, the Planning Commission
continued the hearing for staff to conduct additional public outreach and to
work on the project design with the applicant. On October 27, 2014, the
concluded the public hearing on the matter.
D. Santa Ana Municipal Code Section 41 -638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
1. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or the
community?
The proposed public utility facility will provide a service to the
community. The proposed public utility use will accommodate
future telephone service demand for the adjacent residential
and industrial uses in the area and will assist in diversifying
the range of services available to those working or residing in
Resolution No. 2014 -39
Page 1 of 5
31A-22
the south sections of the city. Further, the proposed public
utility use is best suited within a building that is typically
located in the City's commercial zoning districts.
2. Will the proposed use 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 public utility facility will not be detrimental to
persons residing or working in the vicinity because the public
utility facility will operate within a completely enclosed
concrete block building, thereby minimizing potential impacts,
such as noise, on the surrounding commercial, industrial and
residential uses. Additionally, conditions of approval have
been incorporated into the project approvals to minimize
impacts from occurring on the premises.
3. Will the proposed use adversely affect the present economic stability
or future economic development of properties surrounding the area?
The proposed public utility facility will not adversely affect the
economic stability of the area. The proposed public utility
facility will result in a positive addition to the surrounding area
and will complement and improve the economic viability of the
area will accommodate the future telephone and internet
demand of the community and improve the quality of
communication citywide. Further, the project will identify the
area as a stable location for future economic investment.
4. Will the proposed use comply with the regulations and conditions
specified in Chapter 41 for such use?
The proposed public utility facility 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 public utility use.
5. Will the proposed use adversely affect the General Plan or any
specific plan of the City?
The proposed public utility facility will not adversely affect the
General Plan. The proposed public utility facility at this
location supports several General Plan Goals and Policies,
including Land Use Element Goal 2, which promotes land
uses that enhance the economic viability of the City; Goal 4,
which protect and enhance development sites and districts
that are unique community assets that enhance the quality of
life; Policy 2.2 supports commercial land uses in adequate
Resolution No. 2014 -39
Page 2 of 5
31A-23
amounts to accommodate the City's needs for goods and
services; and Policy 4.3 which aims to support land uses
which provide community and regional economic and service
benefits. The proposed facility will provide a communication
service to Santa Ana residents as well as the business
community locally and regionally. Policy 5.5 encourages
development which is compatible with and supportive
surrounding land uses. The proposed addition to a public
utility facility is consistent with the adjacent commercial,
industrial and residential uses. The facility will provide a vital
service to Santa Ana residents as well as the business
community. Additionally, Urban Design Element Policy 1.5
encourages enhanced architectural forms, textures, colors
and materials are expected in the design of all projects. The
building design is unique and non - traditional. The proposed
second floor addition will utilize two different kinds of split face
concrete blocks and stucco to create color and texture
variations and to match the existing building. The existing
building elevation on Warner Avenue has tubular steel vine
trellises for design detail. Acoustical louvers are used on the
east and west sides of the building to provide ventilation for
the equipment.
E. In accordance with the California Environmental Quality Act the
recommended action is exempt from further review per Section 15301.
This Class 1 exemption allows the licensing of existing facilities with
additions to existing structures up to 10,000 square feet in an area where
all public services and facilities are available to allow for maximum
development permissible in the General Plan. Categorical Exemption
Environmental Review No. 2013 -72 will be filed for this project.
Section 2. The Planning Commission, after conducting the public hearing,
hereby approves modification to Conditional Use Permit No. 2000 -10 as conditioned in
Exhibit "A" attached hereto and incorporated herein. This decision is based upon the
evidence submitted at the above said hearing, which includes but is not limited to: the
Request for Planning Commission Action dated July 28, 2014, and exhibits attached
thereto; the Request for Planning Commission Action dated October 27, 2014, and
exhibits attached thereto; and the public testimony, all of which are incorporated herein
by this reference.
ADOPTED this 27th day of October, 2014 by the following vote:
Resolution No. 2014 -39
Page 3 of 5
31A-24
AYES: Commissioners: Bacerra, Bauer, Gartner, Mill, Nalle, Yrarrazaval (6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Alderete (1)
ABSTENTIONS: Commissioners: None (0)
Eric Alderete
Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Ryan O. Hodge
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Karen Gerardo, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2014 -39 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on October 27, 2014.
Date:
Planning Commission Secretary
City of Santa Ana
31A-25
Resolution No, 2014 -39
Page 4 of 5
Conditions for Approval for Modification to Conditional Use Permit No 2000-10
Modification to Conditional Use Permit No. 2000 -10 is approved subject to compliance, to
the reasonable satisfaction of the Planning Manager, with all applicable sections of the
Santa Ana Municipal Code, the California Administrative Code, the California Building
Standards Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below Prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A. Planning Division
All proposed site improvements must conform to the Site Plan Review
approval DP No. 2013 -34 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 the conditional use permit
must be amended.
3. Testing of the emergency equipment can only occur during daylight hours.
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 shall be subject to the approval of the Planning Manager.
Resolution No. 2014 -39
Page 5 of 5
31A-26