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Home My WebLink About31B - CUP 1910 W CHESTNUT AVEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: OCTOBER 18, 2016 TITLE: CONDITIONAL USE PERMIT NO. 2016-35 TO ALLOW THE EXPANSION OF THE KIDWORKS CHILD CARE FACILITY AT 1910 WEST CHESTNUT AVENUE — RALPH HASTINGS, APPLICANT {STRATEGIC PLAN NO. 3,21 CITY MANAGE& RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: 0 As Recommended ® As Amended Ordinance on let Reading (� Ordinance on 2"d Reading [� Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2016-35 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on September 26, 2016, by a vote of 5:0 (Bacerra abstained, Bauer absent), the Planning Commission adopted a resolution approving Conditional Use Permit No. 2016-35 as conditioned to allow the expansion of the KidWorks child care facility into an adjacent industrial building at 1910 West Chestnut Avenue located in the Light Industrial (M-1) zoning district. The Planning Commission added a condition of approval to void the original Conditional Use Permit for the KidWorks project upon recordation of a voluntary lot merger that merges the two lots into a single parcel (Exhibit A). DISCUSSION KidWorks is proposing to expand their existing non-profit childcare facility into an adjacent 10,366 - square -foot industrial building at 1910 West Chestnut Avenue. The proposed project will allow KidWorks to expand their child care, tutoring and after-school activities and increase their ability to provide services to the youth of the surrounding neighborhood. Hours of operation for the facility will continue to be from Monday through Friday from 8:00 a.m. to 7:00 p.m. and on Saturday from 8:00 a.m. to 12:00 p.m. Additionally, various community activities and special events will continue to occur on weekends and later in the evenings. Numerous improvements are proposed to ensure the new building is consistent with the existing KidWorks building and site. Exterior improvements such as the resurfacing and re -striping of the parking lot, new windows and doors, an entry canopy and a landscaped trellis will be made. In addition, interior improvements such as new staff office spaces, learning labs and a fitness area will be completed. Full-sized site plans are available for public viewing in the Clerk of the Council Office. 31 B-1 CUP No. 2016-35 —Expansion of KidWorks Child Care Facility at 1910 West Chestnut Avenue October 18, 2016 Page 2 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). FISCAL IMPACT There is no fiscal impact associated with this action. assan Hagh ni, AI '� Executive Director Planning & Building Agency VF:rb vhreports\CUP\cup16-35 Kidworks.cc Exhibit: A. Planning Commission Staff Report 31 B-2 REQUEST IFOR PLAIT' IMNG COMMMSII0N IMEE'riNG DME SEPTEMBER 26, 2016 TII'tLR: PUBLIC HEARING — FILED BY RALPH HASTINGS FOR CONDITIONAL USE PERMIT NO. 2016-35 TO ALLOW THE EXPANSION OF THE KIDWORKS CHILD CARE FACILITY AT 1910 WEST CHESTNUT AVENUE (STRATEGIC PLAN NO. 3, 2) Prepared by Vince Fregoso Pi Executive Dire. for - RECOMMENDED ACTION N` ILANMNG COMMISSION SECRETARY A1="4=yROVED 1-1 As f" ecornrnended J 0\t:; Ameride-d 1::1 E3e;t f'i.ilb cr Hearing For DENIED D E] Applicant's Request Cl Staff Rpcomrne.ndation CONI-INUED TC) Adopt a resolution approving Conditional Use Permit No. 2016-35 as conditioned. DISCUSSION Request of Applicant Ralph Hastings, on behalf of KidWorks, is requesting approval of a conditional use permit in order to allow the expansion of the KidWorks child care facility into an adjacent industrial building at 1910 West Chestnut Avenue. Specifically, the applicant is requesting approval per Section 41-472.5(c) of the Santa Ana Municipal Code (SAMC), which requires a conditional use permit for child care facilities in the Light Industrial (M-1) zoning district. Project Location and Site Description The project site is approximately 0.45 acres in size and is located one parcel west of the southwest corner of Chestnut and Daisy Avenues, where the existing KidWorks facility is situated. The site contains an existing single -story, 10,366 -square -foot industrial building that was historically occupied by a variety of manufacturing businesses. The property is zoned Light Industrial (M1), which is consistent with the General Plan Land Use Designation of Industrial (IND). Uses such as the child care facility are supportive of industrial uses and is consistent with both the general plan and zoning designations. The project site is bounded by the City Yard to the north, light industrial to the west, single-family residences to the east, and multi- family residences to the south (Exhibits 1, 2 and 3). EXHIBITA 31 B-3 Conditional Use Permit No. 2016-35 September 26, 2016 Page 2 Proiect Description KidWorks is proposing to expand their existing non-profit childcare facility into an adjacent 10,366 - square -foot industrial building at 1910 West Chestnut Avenue. The proposed project will allow KidWorks to expand their child care, tutoring and after-school activities and increase their ability to provide services to the youth of the surrounding neighborhood. Hours of operation for the facility will continue to be from Monday through Friday from 8:00 a.m. to 7:00 p.m. and on Saturday from 8:00 a.m. to 12:00 p.m. Additionally, various community activities and special events will continue to occur on weekends and later in the evenings. The applicant is proposing numerous improvements to ensure the new building is consistent with the existing KidWorks building and site. Exterior improvements such as the resurfacing and re -striping of the parking lot, new windows and doors, an entry canopy and a landscaped trellis will be made. In addition, interior improvements such as new staff office spaces, learning labs and a fitness area will be completed (Exhibits 4, 5 and 6). The City's parking standard for a child care facility is one space per eight individuals plus one space per teacher (SAMC 41-1412). Based on this parking ratio, a total of 22 parking stalls are required, with 23 spaces to be provided for the existing and proposed KidWorks facility. Project Background In the early 1990's, KidWorks began operations in Santa Ana, more specifically the area near their current facility, by providing tutoring and educational resources to pre-school through high school aged children. Due to limited resources, KidWorks had to locate within two residential apartment buildings. Due to the success of the program, KidWorks was able to find a permanent home and purchase the 1902 West Chestnut Avenue building and provide enhanced child care and tutoring services. KidWorks obtained the necessary City approvals (CUP No. 2004-10) to operate within the industrial zoning district. KidWorks is once again seeking to expand their facility and provide additional services to the youth of the community. Proiect Analysis The Santa Ana Municipal Code (SAMC) provides for the regulation of child care facilities subject to a conditional use permit in the Light Industrial (M-1) zoning district. The purpose of regulating child care facilities is to preserve the industrial character of the existing neighborhood while still allowing support commercial and service uses that are compatible with industrial uses, such as a child care facility. As proposed, the project is in compliance with the provisions of the Santa Ana Municipal Code (Zoning Code/Chapter 41) that are applicable to a child care center in the Industrial zoning district. Parking for the project meets code requirements as 22 parking spaces are required and 23 will be 31 B-4 Conditional Use Permit No. 2016-35 September 26, 2016 Page 3 provided on the project site. In addition, upgrades are proposed to the existing site and parking lot, including fagade upgrades, the resurfacing and re -striping of parking areas and new parking lot lighting, which will bring the site into closer compliance with the industrial development standards. The proposed site, in conjunction with the existing location, will provide the space and amenities to serve more children, resulting in a greater benefit to the community. To avoid possible impacts associated with the proposed use, conditions have been added to the conditional use permit that will mitigate any negative impacts associated with the operation of the facility. It is not anticipated that the proposed child care facility, in conjunction with the proposed conditions, will create negative impacts to the surrounding business or residential community. Approval of the conditional use permit will allow KidWorks the ability to continue to provide community and educational services to the surrounding community. The proposed child care facility supports several goals and policies of the General Plan, including Policy 1.8 of the Land Use Element, which encourages the development of non-profit recreational facilities and services, and Policy 5.1 of the Land Use Element, which encourages development which has a net benefit to the community. The expanded childcare facility will continue to provide a long-term social benefit to the community as the project will increase the educational competence of children in the immediate area and will provide a supportive learning environment for children of all ages. These services will serve to increase the safety and general welfare of children in the area. Additionally, no adverse impacts are anticipated as a result of the project's approval. At the time of this report, there were no code enforcement violations on the subject site. CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt for further review per Section 15061(b)(3). The general rule exemption allows projects to be exempt from CEQA if it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. As the project entails the occupancy of an existing building with no building expansion, and the building will be in compliance with all provision of the Municipal Code, and no adverse environmental impacts will result from the child care use, it has been determined that the project will not have an effect on the environment and is exempt from further review. General Rule Exemption Environmental Review No. 2012-39 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). 31 B-5 Conditional Use Permit No. 2016-35 September 26, 2016 Page 4 Conclusion The rehabilitation of an existing building and site for the KidWorks child care expansion project will be consistent with several provisions of the General Plan. Further, it will allow the expansion of an existing use that provides a benefit to the community on an underutilized parcel of land. As a result, staff recommends approval of Conditional Use Permit No. 2016-35 as conditioned. Vince Fregoso, AICP Principal Planner--_,. VF:jm vflreporls\cup%-35 Kidworks.092616.pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Floor Plan Exhibit 6 — Building Elevations MEW FIRST ST. I IUI IIJUI IL1uuL C2 FC -2-1 Cl SV-tSv-1� Q ,I MI Q 1 L R7 FRO `t t2 I �Mp I�UTU RI Rl i� -- II II' Rl 71j �1 11 ryae Mtt p „' 1 R'I arR1 ' S1it t 4 jl RA x h t Ml,::- R7 i RI r RI RI _M1 R7 fti R7 R1 O� iI R3 R3 OJECf SffE R2 R2 '; R2 I O =a, RI ;.::.R7 , R7 R1R7 F RI RI R, 1 � _ RI 7R3 II i1 Ilii a1 R1 R7 R1 RI � ` § RI R1 1 1 a1 i R, � �- R1 R1 RI m RI„ ry?. RI RI Bill O R7 RI R1 R3 - 313' I R v ,w RI , R3 [R3 n H RI R1 RI C4 O R3 O MCFADDEN AV. — — OADDEN AV RI ryt al ryi RI RI RI RiRl RI CI R2 ]RI R, R7 R2' -RI x1= Rl VR I Rl RI RI RI (� (� R1 R1 Rl T .I Al GUJ LAMWLTUFW.Lt CR CCMMBdMALf DINTAL RI SNGIE FAMILYf SDWAL -B PAWNGMODIHC"ON C CdV9NMBJTCBJ FII I FAMILY�DENCE G9 C MMALMUT IAAIN Al UGiTINDUSMAL Rl MULTI DB SWMUOT E C, CCMMUNIIYNMMH Al- M2 HEAWINDUS AL FAMILYf DHCE Cl -MD OJMM. OGMIA TAUMUMIM DIS ff MO MIUTAWOPOIAIIONS N S1BUR NAMR INTS C2 GBJE�ALCOMMFOAL 0 OPHi m lc IAMB AL6ATE C3 CHJ L@ N� P R FE33WL m &'DACDIV OWBT C A CWRALBUSNESSARIISTVILIAGE POD P. ANN®OJMMUNITYDEr/BOWM 9' S RCIL N G R NNM91 NGCBJi92 f#SI P,ANN®f�,9DBJ1iALpE�ORVIE fi C5 ARrMALOJMMEFCAL CUP 2016-35 k KIDWORKS `S , 1910 WEST CHESTNUT AVENUE - -=500 FEET _,000 Fir P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP 348} f E °e c 1 T r Y A P D CHESTNUT AVENUE MYRTLE 0 z r W w 5 1 N G L E F A M_ 1 L Y vwrl B E S I D E N i At r CUP 2016-35 STREET 5 N 6 I. 5 F A M L Y P E S I D E N T I A I. KIDWORKS 1910 WEST CHESTNUT AVENUE Fj P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31 B-8 CUP 2016-35 KIDWORKS 1910 WEST CHESTNUT AVENUE EXHIBIT 3 31 B-9 EOLM VINUQdIIVO 'VNV VJ.NVS'3AV in N1S3HO 1S3M UBL { 133211S i.SIVO rr .S7rJ4/1/1p�il wf al t . j n� r � m w 40SiN3INAAOUdIAI INVN31 Q� l I r � w U 3 1' . 41 lBV.F IM EBIT 4 ,• d U w G, 9 G 4 e1.J S NJ 4i �. { 133211S i.SIVO al rr s wf al t . j n� r � m w U U r Q� l I r � w U 1' . 41 lBV.F IM EBIT 4 al rr �mY wf al t . j n� r � m w U U r Q� l I r � w U 1' al �r �4 ,1 t . j al qlm CUM VINJOJIIVO 'VNV viNvs'3nv inNJ_s3+O /s3nn M s>�agMpeN f:. ry ) N6d SLNlW�AONdWI INYIJII j�,}, �l b 3 f A S ,P v — k L , T o3, t( 31 EPIlr.iIT 5 ) �l b t( s G 4 O S O Q a / Y 31 EPIlr.iIT 5 EDLZ6 VINTJO31lVD 'VNV V1NVS'3AV In N1S3HO Ls3M M6l 55IJOAAPIj 80ASiN5NHnO9 dwi INVN31 a x ft� N r 0-C, (I C-41 lf, Wp )C ..L 14,➢"t Q Q y W b h' 0 0i �I JI IB J L, 1.. J G� p FI _ QI I t F I «L L 1 9 r 9 m 2i Q' Lp W 11 K ML LS 9.26.16 RESOLUTION NO. 2016-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2016-35 AS CONDITIONED TO ALLOW THE EXPANSION OF THE KIDWORKS CHILD CARE FACILITY INTO AN ADJACENT BUILDING AT THE PROPERTY LOCATED AT 1910 WEST CHESTNUT 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. 2016-35 to allow KidWorks to expand their child care facility into an industrial building located at 1910 West Chestnut Avenue. B. Santa Ana Municipal Code Section 41-472.5(c) requires approval of a conditional use permit for child care facilities within the Light Industrial (M- 1) zoning district. Applicant is proposing to expand an existing child care facility at 1902 West Chestnut Avenue into a building located at 1910 West Chestnut Avenue. C. On September 26, 2016, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2016-35. 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 41-638, have been established for Conditional Use Permit No. 2016-35 to allow for a child care facility: 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 KidWorks child care facility will provide services that contribute to the well-being of the surrounding community. The expansion project will allow KidWorks the ability to provide the resources students need to increase their educational competence. The project will provide additional space and amenities needed to serve more children, thus benefiting the entire neighborhood. Resolution No. 2016-xx 31 B-13 Page 1 of 5 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 childcare facility will not be detrimental to the health, safety or welfare of persons in the area as the project will provide a safe and supportive learning environment for children of all ages. These services will increase the safety and welfare of children in the community. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed project will not adversely affect the economic viability of the area. The occupation of the building with a new use will result in a positive addition to the surrounding area and will complement and improve the economic viability of the area. Further, improvements such as interior tenant improvements, fagade upgrades and the restriping and repaving of the parking lot will identify this area as a stable area ready for additional investment. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. KidWorks will be in compliance with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code and all other provisions that regulate child care uses, including applicable Building and Fire Codes. In addition, there are no code enforcement violations on the subject site at the time of this report. 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 proposed child care use is consistent with the General Plan's Land Use Element policies to encourage the development of nonprofit facilities and services as well as promote uses that provide a positive contribution to neighborhood character and identity. There are no specific plans in the immediate area. E. In accordance with the California Environmental Quality Act, the recommended action is exempt for further review per Section 15061(b)(3), which is a general rule exemption applying to projects that have no Resolution No. 2016-xx 31B-14 Page 2 of 5 possibility of having a significant impact on the environment. General Rule Exemption Environmental Review No. 2012-39 will be filed for this project. The project proposes to allow the occupancy of an existing building with no building expansion, and the building will be in compliance with all provisions of the Municipal Code. No adverse environmental impacts will result from the child care use, and it can be seen with certainty that there is no possibility that the activity in question will have a significant effect on the environment. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2016-35 as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 1910 West Chestnut Avenue. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 26, 2016, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 26`h day of September, 2016. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Lynnette Verino Chairperson Resolution No. 2016-xx 31 B-1 5 Page 3 of 5 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 September 26, 2016. by= - Acting Recording Secretary City of Santa Ana Resolution No. 2016-xx 31 B-1 6 Page 4 of 5 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2016-35 Conditional Use Permit No. 2016-35 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 belowrip or to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2012-20 and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. There shall be no outside services or activities permitted outdoors other than within the enclosed outdoor play area. All temporary outdoor events shall be in compliance with Section 41-195 of the Santa Ana Municipal code and subject to an approved Land Use Certificate. 4. There shall be a maximum of 88 children permitted at any given time for the proposed childcare facility. Any additional number of children will require additional parking and further review of the conditional use permit. 5. A minimum of 22 parking spaces shall be provided at all times. All stalls shall be double striped and shall not encroach into required landscape areas. 6. Landscaping, once installed, shall be maintained per the approved landscape plan. 7. Prior to issuance of a certificate of occupancy, the parking lot needs to be repaired and repaved per city standards. Resolution No. 2016-xx 31 B-1 7 Page 5 of 5 31 B-18