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Home My WebLink About31A - CUP - 628 E WASHINGTON AVECITY COUNCIL MEETING DATE: AUGUST 2, 2016 TITLE: CONDITIONAL USE PERMIT NO. 2016 -18 TO ALLOW THE EXPANSION OF AN EXISTING BUS TERMINAL AT 628 EAST WASHINGTON AVENUE - DAVID GREGORY, APPLICANT {STRATEGIC PLAN NO. 3,2) CITY MANAGE RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: U•-:• _r, ❑ As Recommended ❑ As Amended ❑ Ordinance on 1 t Reading ❑ Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO JI nWwF HZ Receive and file the staff report approving Conditional Use Permit No. 2016 -18 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on July 11, 2016, a vote of 5:0 (Verino absent), the Planning Commission adopted a resolution approving Conditional Use Permit No. 2016 -18 as conditioned to allow the expansion of an existing bus terminal at 628 East Washington Avenue located in the Specific Development No. 84 (SD -84) zoning district. The Planning Commission added a condition to have Certified Transportation prepare an Operational Plan for its expanded bus terminal located at 628 East Washington Avenue, and the applicant agreed to maintain an Operational Plan for its off -site property located at 1038 North Custer Street (Exhibit B). DISCUSSION Certified Transportation proposes to construct a two - story, 7,165- square -foot bus storage facility on the southwest corner of Washington Avenue and Santiago Street where they have operated a bus terminal for over 20 years. The existing paved, but unimproved parcel is 1.19 acres in size and will be merged with the adjacent .49 acre vacant lotfor an overall size of 1.68 acres. 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 #3 - Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). 31A-1 CUP No. 2016 -18 — Expansion of Existing Bus Terminal, 628 East Washington Avenue August 2, 2016 Page 2 FISCAL IMPACT There is no fiscal impact associated with this action. �� .-. Hassan Haghani, AI Executive Director Planning & Building Agency HS:rb hs:OCertifed Transportaion /CUP2018 -18= Exhibit: A. Planning Commission Staff Report B. Operational Plan for 1038 N. Custer Street 31A-2 REQUESTFOR PLANNING COMMISSION MEETING DATE- JULY 11, 2016 TITLE: PUBLIC HEARING — FILED BY DAVID GREGORY FOR CONDITIONAL USE PERMIT NO. 2016-18 TO ALLOW THE EXPANSION OF AN EXISTING BUS TERMINAL AT 628 EAST WASHINGTON AVENUE (STRATEGIC PLAN NO. 3, 2) Prepared by Hally Soboleske ecutiv Director APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Planninnd !anag Adopt a resolution approving Conditional Use Permit No. 2016 -18 to allow expansion of an existing bus terminal as conditioned. DISCUSSION Request of Applicant David Gregory, owner of Certified Transportation Services located at 628 East Washington Avenue (parcel 1), is requesting approval of a conditional use permit (CUP) to allow expansion of an existing bus terminal in Specific Development 84 (UN -2, OZ -M2 zone) into the adjacent lot (parcel 2) immediately west of the existing site. Properties located in the 0Z -M1 and OZ -M2 overlay zones are regulated by the provisions of the M1 zone. Bus terminals require a CUP in the M1 zone pursuant to Section 41- 4.72.5(i) of the Santa Ana Municipal Code (SAMC). Project Location and Site Description Certified Transportation proposes to construct a two - story, 7,165 - square -foot bus storage facility on the southwest corner of Washington Avenue and Santiago Street where they have operated a bus terminal for over 20 years. The existing paved, but unimproved parcel is 1.19 acres in size and will be merged with the adjacent .49 acre vacant lot for an overall size of 1.68 acres. Surrounding land uses include industrial land uses to the south, east and west, and a vacant lot to the north (Exhibits 1 through 5). EXHIBIT A 31A-3 CUP No. 2016 -18 July 11, 2016 Page 2 Project Description and Background The subject site at 628 East Washington Avenue contains 35 bus stalls and five car stalls, and is currently paved, but unimproved. Certified Transportation Services proposes to merge 628 East Washington Avenue with the vacant adjacent lot to the west thereby creating a 1.68 acre site. The applicant proposes to construct a two -story, 7,165 square foot bus storage facility which will include three maintenance bays, a washing bay, and 1,321 square feet of ancillary office space, employee break room, and restrooms on the second floor (Exhibit 6). The building has been designed so that the buses will be serviced within an enclosed building to minimize any potential noise impacts. At its meeting of June 23, 2016, the Planning Commission reviewed this project and heard public comment. Due to concerns expressed by members of the community related to business hours and operational standards, the Planning Commission continued this item to July 11, 2016. Parking requirements per SAMC Section 41 -1397 include two parking spaces per 1,000 square feet of building area, and one parking space for every two fleet vehicles stored and intended for operation in connection with said use requiring 14 parking spaces and 44 bus parking spaces. The applicant proposes 14 parking stalls for cars and 44 bus parking stalls which meet these requirements. The proposed hours of operation for the terminal will not change from the current hours, and are from 6:00 a.m. to 10:00 p.m. Monday through Saturday. Access to the site is one -way, and will be from the southernmost portion of the lot along Santiago Street with an exit on the northwest edge of the lot on Washington Avenue, The intersection of Santiago and Washington gives way to Penn Street to the north which provides freeway access. The lot will be enclosed with an eight -foot tall block wall and wrought -Iron fence. Existing landscape is in good condition and is irrigated. It will be maintained, and additional landscape will be added along the area facing Washington Avenue. Ten -foot wide landscape buffer strips are required along both Santiago Street and Washington Avenue. The applicant proposes landscape buffer areas measuring 12 feet wide along Santiago Street and 10 feet wide along Washington Avenue, after a five -foot dedication, which meets the code requirements. Architectural design features are quasi - Craftsman in design, and include a tower element at the front of the building with heavy wooden knee braces supporting this roof component and topped with metal roof material. Exterior materials include various types of split face and fluted split face concrete block and metal awnings to provide visual interest. The upper story will have contrasting stringcourse block colors and a pronounced cornice line. Several window openings will face Santiago Avenue to prevent a long, blank facade (Exhibit 7). 31A-4 CUP No. 2016 -18 July 11, 2016 Page 3 The project was reviewed and approved by the Environmental and Transportation Advisory Committee due to the necessary removal of street trees. Certified Transportation also owns and operates property located at 1038 North Custer Street. The property is located between Custer and Santiago Streets, and is adjacent to single family residences of the Logan neighborhood to the east. The Custer Street property is currently operating a legal nonconforming use office and maintenance location for Certified Transportation's fleet of vehicles. Residents of the Logan neighborhood have expressed concerns regarding the existing noise levels and late night operation. On Wednesday, June 29, 2016, staff met with members of the Logan neighborhood and the Certified Transportation development team. Two members of the Logan neighborhood and four representatives from Certified Transportation were in attendance. As a result of the meeting, the application agreed to restrict hours of operation on the Custer site to 6 :00 a.m, to 8;00 p.m. and will no longer be handling repairs and maintenance as that function will be relegated to the Washington Street site. Additionally, the applicant also agreed to relocate tour buses to the Washington Street location as tour buses tend to be responsible for late night returns. Only school buses that operate during the revised business hours, will be stored on the Custer property. The applicant has agreed to construct a decorative eight -foot block wall on the Custer site to minimize noise to neighboring properties. Staff has added conditions of approval to ensure the neighborhood's concerns are addressed. General Plan and Zoning Consistence The General Plan land use designation for the site is Urban Neighborhood (UN). The Urban Neighborhood designation is applied primarily to areas with residential land uses; however, the zoning for the site is Transit Zoning Code /Specific Development No. 84 (SD -84) with an industrial overlay which allows industrial land uses to expand until such time the owner chooses to apply the new zones identified in the Transit Zoning Code. The project is consistent with the General Plan and Zoning for the site. Proiect Analysis Conditional use permit requests are governed by Section 41 -638 of the SAMC. Conditional use pem7it 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. 31A-5 CUP No. 2016 -18 July 11, 2016 Page 4 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. 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 requests, staff believes that the following findings of fact warrant approval of the conditional use permits. Certified Transportation Services is requesting approval of a CUP to allow expansion of a bus terminal on a lot governed by the M1 zone. The applicant has been in operation for over 20 years, and the new building will be an asset to the community. The proposed bus terminal expansion will contribute to the well -being of the neighborhood by acting as a transitional and buffering use between heavy industrial land uses and potential new residential land uses allowed by zoning. The proposed expansion of a bus terminal will not be detrimental to persons residing or working in the vicinity as conditions have been placed upon the land use that will mitigate any potential negative or adverse impacts that could be created by the use. Operating hours are limited to 6:00 a.m. to 10:00 p.m. and all automobile repair work must bewithin the enclosed structure. The proposed use will not adversely affect the economic stability of the area, but will instead spur new development and encourage nearby sites to improve. The expansion of a local business affects the economic stability of an area in a positive way. As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on bus terminals pursuant to Chapter 41 of the Santa Ana Municipal Code. The facility will operate within the noise standards set by SAMC Section 18 -312 and will not interfere with any future potential residential development in this zone. The proposed use will not adversely affect the General Plan. The granting of this conditional use permit supports several policies contained in the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and 31A-6 CUP No. 2016 -18 July 11, 2016 Page 5 services and promotes future development and economic stability. Expansion of this facility promotes Policy 2.8 of the Land Use Element by encouraging the rehabilitation and use of nearby properties, and encourages increased levels of capital investment. The proposed building located at 628 East Washington Avenue represents strong capital investment in the area. The construction of a new industrial building use further supports the viability of the local industrial properties. Policy 4.3 of the Land Use Element encourages support of land uses which provide community and regional economic and service benefits. Expansion of the bus terminal encourages economic growth and investment in the area governed by the Transit Zoning Code. Public Notification The project site is located within the boundaries of the Logan Neighborhood Association. Staff contacted the leaders of the Logan Neighborhood Association to ensure they were notified of this project and to identify any additional areas of concern. 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 tenants within 500 feet of the project site. At the time of this printing, no correspondence, either written or electronic, had been received from any members of the public. Cd_C�_7S, •tfTitT In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15303(c) as the project is less than 10,000 square feet on a site zoned for such use and not involving the use of significant amounts of hazardous substances and where all necessary public services and facilities are available and the surrounding area and is not environmentally sensitive. Categorical Exemption Environmental Review No. 2016 -50 will be filed for this project. 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-7 CUP No. 2016 -18 July 11, 2016 Page 6 Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2016 -18 as conditioned. Nally Sob eske Associat Planner HS:jm hOCertified Transportaion /CUP2018- 18.071118.pc Attachments: Exhibit 1 —Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo (Vacant Parcel 1) Exhibit 4 — Site Photo (Corner landscape) Exhibit 5 — Site Photo (Entry) Exhibit 6 — Site Plan Exhibit 7 — Elevations 31A-8 ` SEVENTEENTH J I I ST. 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Vw yi I'll -if Nunn J25519A a e 9 Ee9r� 68r •8U3 .1J31QYd J I ,- [ ] SHOW pp �ppgggi Frir!. �q:�QR S� aflxfl! gg9�r.ca t� HS 7.11,18 RESOLUTION NO. 2016 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2016 -18, AS CONDITIONED, TO ALLOW THE EXPANSION OF AN EXISTING BUS TERMINAL AT 628 EAST WASHINGTON 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 approval of Conditional Use Permit No. 2016 -18 to allow expansion of a bus terminal located at 628 East Washington Avenue. B, Santa Ana Municipal Code Section 41- 472,5(i) requires approval of a conditional use permit for bus terminals in the M1 zone. C. On June 13, 2016, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2016 -18. On June 13, 2016 the Planning Commission continued the item to the July 11, 2016 meeting. 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(i), have been established for Conditional Use Permit No. 2016 -18 to allow a bus terminal operation: 1. 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 bus terminal expansion will contribute to the well -being of the neighborhood by acting as transitional and buffering use between heavy industrial land uses and potential new residential land uses allowed by zoning, 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 expansion of a bus terminal will not be detrimental to persons residing or working in the vicinity because conditions have been placed upon the land use that Resolution No. 2010 -xx Page 1 of 4 31A -16 HS 7.11.16 will mitigate any potential negative or adverse impacts that could be created by the use. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area, but will instead spur new development and encourage nearby sites to improve. The expansion of a local business affects the economic stability of an area in a positive way. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on bus terminals pursuant to Chapter 41 of the Santa Ana Municipal Code. The facility will operate within the noise standards set by SAMC Section 18 -312 and will not interfere with any future potential residential development in this zone. 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 construction of a new industrial building use further supports the viability of the local industrial properties. Policy 4.3 of the Land Use Element encourages support of land uses which provide community and regional economic and service benefits. Expansion of the bus terminal encourages economic growth and investment in the area governed by the Transit Zoning Code. Section 2. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15303(c) as the project is less than 10,000 square feet on a site zoned for such use and not Involving the use of significant amounts of hazardous substances and where all necessary public services and facilities are available and the surrounding area and is not environmentally sensitive. Categorical Exemption Environmental Review No. 2016 -50 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 Resolution No. 2016 -xx Page 2 of 4 31A -17 HS 7.11.16 project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole 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. 2016 -18, as conditioned as set forth in Exhibit A attached hereto and incorporated herein by reference, for the property located at 628 East Washington Avenue. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is riot limited to: the Request for Planning Commission Action dated June 13, 2016 and exhibits attached thereto; the Request for Planning Commission Action dated July 11, 2016 and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 11th day of July, 2016. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: James Gartner Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording 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 July 11, 2016. Date: Acting Recording Secretary City of Santa Ana 31A -18 Resolution No, 2016 -xx Page 3 of 4 HS 7.11.16 CR011,11111 Conditions of Approval Conditional Use Permit No. 2016 -18 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 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. 1. Hours of operation are limited to 6:00 a.m, to 10:00 p.m. on the Washington Street site. 2. All tour bus activity will be relocated from the Custer Street site to the Washington Street site. 3. The site shall be surrounded by an eight -foot decorative block wall and wrought iron gates, 4. A 24 -hour call center number shall be implemented for residents to raise concerns and report problems at the two Certified Transportation sites, and shall be posted on all Certified Transportation sites. 5. Vehicles are not to be left idling for more than five minutes per California Code of Regulations, Section 2485. 6. Landscape will be maintained in good condition and include a timed irrigation system. Resolution No. 2016 -xx Page 4 of 4 31A -19 31A-20 Operational Plan for 1038 North Custer Street Certified Transportation CUP No. 2016 -18 — Expansion of Existing Bus Terminal 628 East Washington Avenue August 2, 2016 1) Hours of light maintenance shall be from 6:00 am to 8:00 pm, Monday through Saturday. Light maintenance shall consist of bus servicing and minor repair of buses, including replacement of belts, hoses, batteries, tires, shock absorbers, oil and air filters, chassis lubrication, air conditioning servicing, replacement of brake pads, seat repairs, wiper blade repairs, window /class repairs, electrical repairs, and washing. 2) Per M1 (Light Industrial) District operational standards, in the City of Santa Ana Municipal Code (SAMC), any activity permitted in this district shall be conducted in such a manner as not to have a detrimental effect on permitted adjacent uses by reason of refuse matter, noise, light, vibration or lack of proper maintenance of grounds or buildings. L;0111111 :111 d 31A-21 31A-22