FROM:
Planning Department
TITLE:
Title
Master Case No. 21-000058: Conditional Use Permit No. 21-000009, Tentative Parcel Map No. 21-000005 (TPM No. 21028) and Administrative Site Plan No. 21-000031, - A Conditional Use Permit to allow the operation of a registered vehicle storage use, a Tentative Parcel Map to consolidate three parcels into one parcel, and an Administrative Site Plan request for site and architectural approval for the development of a registered vehicle storage facility including the construction of associated office and maintenance buildings totaling approximately 6,765 square feet, as well as modifications to and conversion of an existing residential structure to an office building, along with associated site improvements on approximately 2.8 acres located at 13929 Santa Ana Avenue and identified as Assessor Parcel Numbers 0236-161-39, -75, and -76, pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached Findings and Conditions of Approval; staff recommends that the Planning Commission adopt Resolution No. PC 2026-____, and
1. Determine that the project is Categorically Exempt pursuant to CEQA Guidelines Section No. 15332 (Class No. 32, Infill Development), and Section No. 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and
2. Approve Conditional Use Permit No. 21-000009; and
3. Approve Tentative Parcel Map No. 21-000005 (TPM No. 21028); and
4. Approve Administrative Site Plan No. 21-000031.
APPLICANT:
JE Real Estate Holding Company
14000 Gracebee Avenue
Norwalk, CA 90650
LOCATION:
The project site is located at 13929 Santa Ana Avenue, (APNs: 0236-161-39, -75, and -76).
REQUEST:
Conditional Use Permit (CUP) No. 21-000009 - A request to establish a registered vehicle storage use with incidental truck maintenance on project site.
Tentative Parcel Map (TPM) No. 21-000005 (TPM No. 21028) - A request to consolidate three parcels into one parcel of approximately 2.8 acres.
Administrative Site Plan (ASP) No. 21-000031 - A request for the site and architectural approval of a registered vehicle storage site, including the construction of associated office and maintenance buildings totaling approximately 6,765 square feet and the conversion of an existing 1,915 square foot residential structure to be used for office purposes, along with site improvements on an approximately 2.8-acre site.
PROJECT PLANNER:
Cecily Session-Goins, Senior Planner
BACKGROUND INFORMATION:
Land Use Table:
SWIP = Southwest Industrial Park
PROJECT DESCRIPTION:
A. Site Area: Approximately 2.8 acres
B. Building Analysis:
Maintenance Shop Building (new): 2,805 square feet
Office Storage Building (new): 3,960 square feet
Office (existing - conversion): 1,915 square feet
Total Building Area: 8,680 square feet
C. Building Setbacks:
Front Setback from Secondary Highway (Calabash Ave. & Santa Ana Ave.)
Minimum Required: 20 feet
Proposed:
Office/Storage Building (New): 20 feet
Maintenance Building (New): 20 feet
Office Building (Existing, To Be Converted): 26 feet - 6 inches
Interior Side Setback - Minimum Required: 0 feet
Rear Setback - Minimum Required: 0 feet
D. Building Height
Maximum Allowed: 60 feet
Proposed:
Office/Storage Building (New): 21 feet
Maintenance Building (New): 23 feet - 6 inches
Office Building (Existing, To Be Converted): 14 feet
E. Vehicle Parking Analysis:
Minimum Required: 24 spaces
Proposed: 25 spaces
F. Landscaping:
Minimum Required: 15 percent (10,542 square feet)
Proposed: 19.2 percent (13,506 square feet)
ANALYSIS:
The applicant is requesting that the Planning Commission review and approve Conditional Use Permit No. 21-000009, Tentative Parcel Map No. 21-000005 (TPM No. 21028), and Administrative Site Plan No. 21-000031 for a registered vehicle storage facility with incidental truck maintenance, consolidation of three parcels into one parcel, and construction of a new office and maintenance buildings totaling approximately 6,765 square feet with the conversion of an existing 1,915 square foot residential structure on the site to be used as an additional office, with associated site improvements.
Conditional Use Permit (CUP) No. 21-000009:
The Southwest Industrial Park Specific Plan (SWIP) allows for the operation of a registered vehicle storage use with the approval of a conditional use permit. The applicant is requesting to establish a registered vehicle storage use on the property with incidental truck maintenance. The applicant is proposing to park trucks on the site as part of a shipping business that receives short-haul goods arriving from the ports. The truck storage on site would allow a change of drivers before the trucks depart on long haul routes. The project has been conditioned to ensure the use does not negatively impact surrounding properties and businesses.
Tentative Parcel Map No. 21-000005 (TPM No. 21028):
The project site consists of three existing parcels that will be consolidated into one parcel of approximately 2.8 acres. Consolidation of the existing parcels into one parcel will accommodate the operation of a registered vehicle storage facility. The parcel map will also facilitate the land dedication required for the construction of off-site improvements, such as curb, gutter, and sidewalk adjacent the project site.
Administrative Site Plan No. 21-000031:
This project consists of the construction of a new 2,805 square foot truck maintenance building and 3,960 square foot office and storage building. Additionally, an existing 1,915 square foot single-family dwelling on the project site will be converted to be utilized as an office and the façade will be remodeled to be complimentary to the new buildings being constructed.
The Modern architectural style will be utilized for the three buildings on the site. The two new buildings will utilize flat roof lines, white exterior walls, black metal awnings, and vertical wood accents as well as black metal exterior lighting and black framed windows. The colors, material, and decorative elements will be applied to the residence being converted for office use, which will create cohesion among the buildings on the site.
The project site is physically suitable in size and shape to support the development of the proposed industrial project, and the surrounding uses in the area are primarily industrial. Applicable building, zoning, and fire codes and standards will be met and make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the area.
Grading/Walls:
The topography of the project site is relatively flat. The existing drainage pattern is from north to south; the proposed drainage pattern is from north to southwest. An existing six-foot-high block walls is located along the eastern property line between the project site and an existing industrial commerce building. A new six-foot-high block wall is proposed along the southern property line in place of an existing chain link fence. There are existing six-foot-high block walls on the property lines between the project site and the parcel located at the southeast corner of Santa Ana Avenue and Calabash Avenue. portions of the eastern and western property lines will remain.
The proposed storage building located adjacent to Santa Ana Avenue will screen the registered vehicle storage use from the public right-of-way. A six-foot-high motorized swinging security gate will secure the site from Santa Ana Avenue. An eight-foot-high decorative block wall will be located along Calabash Avenue, and an eight-foot-high rolling gate will secure the driveway adjacent to the street.
Site Access/Circulation:
Truck and passenger car access to the project site will be provided from Santa Ana Avenue. A secondary exit is provided on Calabash Avenue. Both access points will be gated, as described above.
Environmental:
The project is Categorically Exempt pursuant to Section No. 15332, (Class No. 32, In-Fill Development Project) of the California Environmental Quality Act (CEQA) and Section No. 3.22 (Categorical Exemption) of the 2019 Local Guidelines for Implementing CEQA. This project site meets the CEQA requirements of In-Fill as follows: (1) The project is consistent with the General Industrial (I-G) General Plan land use designation and the Southwest Industrial Park Specific Plan and associated Slover West Manufacturing District (SWD); (2) The project site is less than five (5) acres at approximately 2.75 acres; (3) The project site is not within any known sensitive or threatened habitat area; (4) The project site will not have any significant effect related to traffic, noise, air quality, or water quality; and (5) There are adequate public utilities services for the development of the industrial project.
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
Attachment No. 1 - Vicinity Map
Attachment No. 2 - Project Plans
Attachment No. 3 - Planning Commission Resolution
Attachment No. 4 - Notice of Exemption
Attachment No. 5 - Notice of Public Hearing