CONSIDERATION OF CONDITIONAL USE PERMIT NO. CUP 20-01 CONDITIONAL USE PERMIT NO. CUP 20-01 – A REQUEST TO MODIFY OFF STREET PARKING REQUIREMENTS FOR THE USE AND RELIEVE TRUCK LOADING REQUIREMENTS FOR A PROPOSED SELF-STORAGE FACILITY IN THE M-1 LIGHT INDUSTRIAL ZONE
REQUEST
LG Acquisitions is requesting approval of a Conditional Use Permit to modify off-street parking requirements for the use and to relieve truck loading requirements for a proposed self-storage facility in the M-1 Light Industrial Zone.
RECOMMENDATION
Staff recommends the Planning Commission approve Conditional Use Permit No. CUP 20-01, subject to the conditions contained in the draft Resolution.
BACKGROUND/DISCUSSION
BACKGROUND
The subject property is located at 2700 E Imperial Highway, south of Imperial Highway and east of Kraemer Boulevard, in the M-1 Light Industrial Zone (Figure 1 – Aerial Map). The site is surrounded by industrial uses including an existing public storage facility to the east, research and development facilities to the north administrative offices to the west and warehouse and manufacturing uses to the south. The site is approximately 2 acres in size and is currently developed with an industrial business center made up of 2 buildings totaling 26,120 square feet. Access to the site is provided from Imperial Highway.
The applicant is proposing to demolish the existing buildings and construct a new 126,546 square foot self-storage building. The facility will include approximately 1,260 square feet of office, 1,089 walk-up storage units and 6 drive-up storage units. The building is proposed to be three stories tall and 40 feet in height. The building will feature stucco and concrete masonry finishes in varying shades of white and gray. The Imperial Highway elevation will be improved to create a dynamic street facing façade with floor to ceiling windows exposing bright green display doors, lattice to allow for vine growth, and bronze canopies (see Figure 2 – Proposed Elevation).
The project as proposed meets all development standards for an industrial warehouse in the M-1 Zone, including setbacks, lot coverage, and building height. Industrial buildings and self-storage uses are permitted under the M-1 Light Industrial Zone. The current request is to consider a modification in off street parking requirements for the use and relieve the truck loading requirements.
DISCUSSION
The Brea Zoning Code allows for modification to off-street parking requirements through a Conditional Use Permit. The applicant is requesting to modify the required parking rate for the use and relieve truck loading requirements.
The project is proposing 46 parking spaces in total (Attachment 5 – Project Plans). Staff compared the proposed parking supply with other existing self-storage facilities within the City of Brea (see Table 1 – Existing Self Storage Parking). These facilities are not known to have any parking challenges. The parking proposed for the project exceeds the unit to parking ratio found elsewhere.
The parking section of the Code currently specifies a ratio for industrial warehousing but does not have an established ratio for self-storage uses. When the Code is silent, parking studies have been used to establish an appropriate parking ratio. A detailed parking analysis was provided by the applicant and peer reviewed by the City’s parking consultant (Attachment 6 – Parking Study and Peer Review). The submitted information surveyed 16 jurisdictions in Orange County that identify a parking ratio for self-storage in their respective codes. The study found the project to be consistent with surveyed parking requirements of other Orange County cities and exceeds the parking requirement found in the Institute of Transportation Engineer’s parking generation manual.
With the proposed supply and analysis conducted, parking impacts are not anticipated for this project. Should parking issues arise, Staff has included Condition C requiring the applicant to immediately remedy any parking impacts that arise through restricting operating hours, modifying operations, or restriping.
For all industrial developments, the Code requires at least one loading dock area which can accommodate the turning radius of a 55-foot long semitrailer. Due to the nature of the proposed operations and the type of storage use, loading docks are not needed and this type of vehicle is not anticipated to serve the site. Self-storage facilities typically experience traffic from passenger vehicles or 20-foot long moving trucks. Due to the operations of the use, the applicant is requesting relief from the truck loading requirements of the Code. As illustrated on the site plan (Attachment 5 – Plan Submittal Package) there is sufficient maneuvering area to accommodate fire access. The exterior loading provided on site is consistent with other self-storage facilities.
Staff sent notices to 52 property owners within a 500 foot radius 10 days prior to the public hearing. Staff has received one letter from Sigma Enterprises in support of the project (Attachment 7 – Submitted Public Comment).
ENVIRONMENTAL ASSESSMENT
In accordance with the California Environmental Quality Act, the proposed project is categorically exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32 – Infill Development Projects) of said Act.