HomeMy WebLinkAbout31A - CUP - 1639 E EDINGER AVEREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
JUNE 2, 2015
CLERK OF COUNCIL USE ONLY:
TITLE: APPROVED
El As Recommended
CONDITIONAL USE PERMIT NO. 2015-08 EJ As Amended
TO ALLOW A TRADE SCHOOL AT 1639 EAST CI ordinance on 1" Reading
[] Ordinance on 2 "d Reading
EDINGER AVENUE, UNIT A • JAY MURVINE, ® Implementing Resolution
APPLICANT (STRATEGIC PLAN NO. 3, 2} ❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Conditional Use Permit No. 2016 -08 as conditioned.
PLANNING COMMISSION ACTION
At Its regular meeting on May 11, 2015 by a vote
Commission adopted a resolution approving Conditional
The Planning Commission made no changes to the
outlined in the attached staff report (Exhibit A).
DISCUSSION
of 6:0 (Alderete absent), the Manning
Use Permit No. 2015-08 as conditloned.
recommended conditions of approval
Summit College Is a trade school that provides various vocational training in Orange and San
Bernardino counties, Summit College is proposing to occupy 16,500 square feet of floor area
within an existing Industrial building to provide instructions for heating, ventilation, air conditioning
(HVAC) and welding. This will be the third campus for Summit College. The approval of the
conditional use permit will allow a trade school within the Light Industrial (M -1) zoning district.
Full-sized site plans are available for public viewing in the Clerk of the Council Office.
Approval of this item supports the City's efforts to meet Goal No. 3
(objective No. 2 (create new opportunities for business /job growth
development through new General Plan and Zoning Ordinance policies),
31A-1
f + YL :++
Itill Mwilmalumpi
Conditional Use Permit No. 2015 -08
June 2, 2015
Page 2
FISCAL IMPACT
There Is no fiscal impact associated with this action.
Vince Fregoso,J?. -'
Interim Executive Rirector
Planning & Building Agency
AN,kg
An1\wp 01 \CQ \QUR16•08 Summit Collage
Exhibit: A. Planning Commission Staff Report
31A-2
REQUEST IF OR
Nanning Cornirrflssi on Action
PLAN°aiNII NG COMMISSION MEETING IOA'If "Ec
MAY 11, 2015
Ti rL.E:
PUBLIC HEARING — FILED BY SUMMIT COLLEGE
FOR CONDITIONAL USE PERMIT NO. 2015 -08
TO ALLOW A TRADE SCHOOL AT 1639 EAST
EDINGER AVENUE, UNIT A {STRATEGIC PLAN
NO. 3,2)
Prepared h.,y Ann Hsin -An Ni
PLANNING CaOMYWNR, ";aSIO N SECRETARY
APPROVED
C:7 As Rocommernd d
1.3 As Amended
0 Set Public; Hearing Fcar
DENIED
CJ Apphc.jnt'er F,eque.,t
S,ta'ff Recommendafion
C C„)rr FIIseUE;D,ro
�\ 99
Interim Exe tative er:;for Acting Planning Manager
— ,,,__._.. --- ...........— ...--- .._..._.
RECOMMENDED ACTION
Adopt a resolution approving Conditional Use Permit No. 2015 -08 as conditioned.
Request of Applicant
Jay Murvine, owner of Summit College, is requesting approval of a conditional use permit to allow
a trade school at 1639 East Edinger Avenue, Unit A. Pursuant to Section 41- 472.5(d) of the
Santa Ana Municipal Code (SAMC), trade schools providing instructions in the operation of heavy
equipment or machinery normally associated with manufacturing operations such as
woodworking or machine shops require the approval of a conditional use permit in the M1 (Light
Industrial) zoning district.
Project Location and Site Description
The subject site is 2.3 acres in size and is located on the north side of Edinger Avenue between
Lyon Street and Grand Avenue. The parcel contains two single -story industrial buildings. Building 1
contains 23,100 square feet of floor area that is partially occupied by a 6,600 square foot lawn
mower shop. Building 2 contains 5,000 square feet of warehouse use. The site is surrounded by
Century High School to the north and industrial uses to the south, east and west (Exhibits 1, 2
and 3).
Project Description
Summit College is a trade school that provides various vocational training in the Counties of Orange
and San Bernardino. Summit College is proposing to occupy 16,500 square feet of floor area which
is currently vacant to provide instructions for HVAC and welding. In order to accommodate the
proposed use, minimal tenant improvements to the building interior and exterior are proposed.
Tenant improvements will be made in order to provide a front lobby, administration area /office, three
classrooms, a metal fabrication and shop area, and a break room.
EXHIBIT A
31A-3
Conditional Use Permit No. 2015 -08
May 11, 2015
Page 2
There are a total of 145 parking spaces provided for the site. No modifications are proposed to
the parking area as part of the Summit College project (Exhibits 4 and 5).
Proiect Background
Summit College was founded in 1991 in Colton, California. A second campus was opened in
Anaheim, Orange County in 2003. Summit College offers adult learners the skills and
technological knowledge in various vocational careers such as medical /dental assistant, licensed
vocational nurse, optical dispensing technician, HVAC and welding.
The subject building was constructed in 1965. The building has two tenant spaces that have been
occupied by a variety of industrial warehouse, manufacturing and wholesale uses since it was
constructed.
General Plan and Zonina Consistenc
The General Plan land use designation for the site is Industrial (IND). Industrial land -use districts
are those areas of the City which are primarily developed with manufacturing and industrial uses.
Additionally, these districts allow non - industrial uses that provide support services to the industrial
base or that are more compatible in an industrial setting. The project site with the proposed use is
consistent with the Industrial General Plan land use designation.
The zoning for the site is Light Industrial (M1). The project meets the City's minimum
development standards for the M1 zoning district relating to site design, parking and landscaping.
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.
Project Analysis
Conditional use permit requests are governed by Section 41 -638 of the SAMC. Conditional use
permit requests may be granted when it can be shown that the following can be established:
That the proposed use will provide a service or facility which will contribute to the general well
being of the neighborhood or community.
That the proposed use will not, under the circumstances of the particular case, be detrimental to
the health, safety, or general welfare of persons residing or working in the vicinity.
That the proposed use will not adversely affect the present economic stability or future
economic development of properties surrounding the area,
31A-4
Conditional Use Permit No. 2015 -08
May 11, 2015
Page 3
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.
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 trade school meets all of the requirements specified in the Light Industrial (M -1)
zoning district relating to the proposed use. The subject property is in compliance with the
development standards for the M -1 zone, including setbacks, landscaping and parking. Parking for
trade school is one space per every 40 square feet of classroom floor area. A total of 94 spaces
are required and 145 spaces will be provided for the site. 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 industrial uses found in the area. 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.
The proposed Summit College /trade school will provide a service to the community. The
proposed trade school is a use that 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.
• The proposed Summit College /trade 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.
31A-5
Conditional Use Permit No. 2015 -08
May 11, 2015
Page 4
• The proposed Summit College /trade 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.
• The proposed Summit College /trade 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.
• The proposed Summit College /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 involve interior improvements of 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 not located within any boundaries of a Neighborhood Association. 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 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 15301. This Class 1 exemption allows the licensing of existing
facilities with no expansion of the existing use. Categorical Exemption Environmental Review No.
2014 -98 will be filed for this project.
31A-6
Conditional Use Permit No. 2015 -08
May 11, 2015
Page 5
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 -08 as conditioned.
t
Ann H. Ni
Associate Planner
AN:jm
AnAwp51 \plancommMU P 15 -08.Su mm i tcollege. pc
Attachments:
Exhibit 1 — Vicinity Map
Exhibit 2 — Land Use Map
Exhibit 3 — Site Photo
Exhibit 4 — Site Plan
Exhibit 5 — Floor Plan
31A-7
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31A-8
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31A-9
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31A-9
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31A -10
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LS 5.4.15
RESOLUTION NO. 2015 -17
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2015 -08 AS CONDITIONED TO ALLOW
A TRADE SCHOOL IN THE M1 (LIGHT INDUSTRIAL)
ZONING DISTRICT FOR THE PROPERTY LOCATED AT
1639 EAST EDINGER AVENUE, UNIT A
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-
08 to allow Summit College to occupy the property located at1639 East
Edinger Avenue, Unit A, and use such space to provide instruction for
heating, ventilation, air conditioning and welding in the M1 (Light
Industrial) zoning district.
B. Conditional Use Permit No. 2015 -08 came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on
May 11, 2015.
C. Pursuant to Santa Ana Municipal Code Section 41- 472.5(d) trade schools
providing instruction in the operation of heavy equipment or machinery
normally associated with manufacturing operations such as woodworking or
machine shops require the approval of a conditional use permit in the M1
(Light Industrial) 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. 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 Summit College /trade school will provide a
service to the community. The proposed trade school is a
use that 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 south and west sections of 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. 2015 -17
31A-13 Page 1 of 4
2. 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 Summit College /trade 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. The proposed use will not adversely affect the present economic
stability or future economic development of properties in the
surrounding area.
The proposed Summit College /trade 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. The proposed use will comply with the regulations and conditions
specified in Chapter 41 for such use.
The proposed Summit College /trade 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. The proposed use will not adversely affect the General Plan or any
specific plan of the City.
The proposed Summit College /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
Resolution No. 2015 -17
31A-14 Page 2 of 4
Use Element Policy 2.8 promotes the rehabilitation of
commercial properties and encourages increase levels of
capital investment. The proposed trade school use will
involve interior improvements of 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. 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 no expansion of the existing
use. Categorical Exemption Environmental Review No. 2014 -98 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 1639 E.
Edinger Avenue, Unit A, as conditioned in Exhibit "A" attached hereto and incorporated
herein, to allow a trade school use in the M1 Light Industrial zoning district. 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 May
11, 2015, and exhibits attached thereto; and the public testimony, all of which are
incorporated herein by this reference.
Resolution No. 2015 -17
31A-15 Page 3 of 4
ADOPTED this 11th day of May, 2015 by the following vote:
AYES: Commissioners: Bacerra, Bauer, Gartner, Mill, Nalle, Verino (6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Alderete (1)
ABSTENTIONS: Commissioners: None (0)
James Gartner
Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
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. 2015 -17 to be the original resolution adopted by the
Planning Commission of the City of Santa Ana on May 11, 2015
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2015 -17
31A-16 Page 4 of 4
EXHIBIT A
Conditions for Approval
Conditional Use Permit No. 2015 -08 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 rip or 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
1. All proposed site improvements must conform to the Site Plan Review approval
of DP No. 2014 -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 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 7:30 a.m. to
10:30 p.m., three shifts per day.
6. The maximum number of students per shift shall be 50.
7. There shall be a minimum 30- minute break between shifts /classes.
8. All instruction shall be conducted within the building.
9. Trade school instruction is limited to HVAC and welding at this location.
31A -17
31A -18