HomeMy WebLinkAbout29 - PH-2 - Attachment 5 - 3/17/2015ATTACHMENT 5
PLANNING COMMISSION STAFF
REPORT (IS/MND UNDER SEPARATE
COVER)
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PLANNING COMM/SS/ON
AGENDA REPORT
MEETING DATE: FEBRUARY 23, 2015 ITEM NUMBER:
SUBJECT: PLANNING APPLICATION PA -14-40 FOR THE GANAHL LUMBER HARDWARE
STORE AND OUTDOOR STORAGE YARD AT 1100 BRISTOL STREET
DATE: FEBRUARY 12, 2015
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.lee@costamesaca.gov
DESCRIPTION
The proposed project involves the following:
Initial Study/Mitigated Negative Declaration (IS/MND): This document analyzes
the environmental impacts of the project and describes mitigation measures and
conditions of approval to minimize impacts to below a level of significance.
2. Planning Application PA -14-40:
• Development Review for the construction of a 65,263 square foot building
materials retail store with administrative offices (Main Building A). A total of
286 parking spaces are proposed; 108 parking stalls would be provided on
the roof of the retail building; and 178 at -grade parking stalls would be
provided throughout the project site;
• Variance from front setback requirement for the parking lot, B Shed and Mill
Shed along Bristol Street (20 -foot setback required; 10 -foot setback
proposed);
• Variance from maximum building height for the solar photovoltaic canopy
and elevator overrun on Main Building A (30 -foot maximum height allowed;
34 feet to the solar canopy and 41 feet to the top of the elevator proposed);
• Variance from maximum building height for the B Shed (30 -foot maximum
allowed; 34 feet proposed);
• Conditional Use Permit for the proposed outdoor storage yard consisting of
three sheds (B Shed, Mill Shed, and Pole Shed) totaling 40,925 square
feet; and
• Planned Signing Program to allow the proposed 24 -foot high freestanding
sign (12 feet allowed, 24 feet proposed).
APPLICANT
The applicant is Patrick Ganahl of The Ganahl Lumber Company, representing the
County of Orange, the property owner.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution to:
1. Adopt the Initial Study/Mitigated Negative Declaration (IS/MND) for the project;
2. Approve the project, subject to conditions of approval and mitigation measures.
PLANNING APPLICATION SUMMARY
Location: 1100 Bristol Street Application: PA -14-40
Request: Ganahl Lumber Hardware Store and Outdoor Stora a Yard
SUBJECT PROPERTY: SURROUNDING PROPERTY:
Zone: C1
General Plan: General Commercial
Lot Dimensions: Irregular
Lot Area: 6.6 Acres 287,696 SF
Existing Development: Vacant
North: SR -55 and SR -73 Freeways
South: C2, Commercial Use (Existing Ganahl Lumber)
East: 73 Freeway
West: Acr Bristol) C1, Commercial Uses
DEVELOPMENT STANDARD COMPARISON
Development Standard Required/Allowed
Proposed/Provided
Lot Size:
Lot Width
120 FT
1,127 FT
Lot Area
12,000 SF
6.6 Acres 287,696 SF
FAR (Floor Area Ratio)
.35 (100,694 SF)
2 Stories/30 FT
65,263 SF (Bldg. A & Mezz.)
30,262 SF (B Shed)
3,991 SF (Mill Shed)
99,516 SF (.346 FAR Total)1
Main Bldg. A & Mezz: 2
1 Story+Mezz./34 FT
(To Solar Roof Canopy)/41 FT
(To Top of Elevator)
B Shed: 1 Story /34 FT
Pole Shed: 1 Story/20 FT
No. of Stories/Building Height
Interior Landscaping
4,450 SF
4,478 SF
Setbacks
Front (Bristol St.)
20 FT
10 FT2
Side (left/right
15 FT/ 0 FT
40 FT/0 FT
Rear
0 FT
0 FT
Parkin 2.87 spaces per 1,000 SF)
Standard
279
279
Handicap
7
7
TOTAL
286 Spaces
286 Spaces 4
Signage SF
1,329 SF
982 SF
Freestanding Sign Height 12 FT 24 FT 3
.......... ._.........—
NA = Not Applicable or No Requirement
(1) .35 FAR Allowed per 2000 Costa Mesa General Plan Policy LUA EA(a).
(2) Variance requested for building height and front setback (see staff report discussion).
(3) Planned sign program requested (see staff report discussion).
4) Parking rate based on parking study by LLG for other Ganahl Lumber stores.
CEQA Status Initial Study/Mitigated Negative Declaration
Final Action Planning Commission
-100
BACKGROUND
Project Site/Environs
The project site is located on the east side of Bristol Street, south of the juncture of State
Route 55 (SR -55) and State Route 73 (SR -73). The 6.6 -acre project site is currently
vacant, and does not have any existing structures. The site contains a block wall along
the Bristol Street frontage, asphalt -paved entrance area, and associated landscaping.
The majority of the project site lot is unpaved and is covered with gravel.
The Santa Ana Delhi Channel runs underground beneath the central and eastern portion
of the project site. Most of the project site is owned by the Orange County Flood Control
District (OCFCD), and would be leased by Ganahl Lumber Company. The site includes
three parcels owned by the OCFCD and two parcels owned by the State of California
Department of Transportation (Caltrans). The site is zoned C1 (Local Business District)
and has a General Plan Land Use Designation of General Commercial.
Surrounding land uses include: the SR -73 and SR -55 interchange and a Caltrans
maintenance facility to the north and west; the existing Ganahl Lumber Costa Mesa store
to the east; commercial uses (offices) and residential land uses (along the Masters Circle)
to the south. The existing Ganahl Lumber facility in Costa Mesa was originally part of Barr
Lumber, purchased in 1998. It is located immediately to the east of and adjacent to the
project site at 1275 Bristol Street. It has a total of 55,540 square feet of building/shed
area.
ANALYSIS
Project Description
Ganahl Lumber is a family and employee -owned company that has been in business for
over 100 years. Ganahl Lumber is proposing to relocate its Costa Mesa facility due to
market demand for their business, size constraints, and energy and maintenance
requirements of the current facility. Relocating the store would allow Ganahl Lumber to
execute a lease that would allow them to do business adjacent to their existing Costa
Mesa location for the next 63 years, and result in the construction of a larger store and
storage areas that would support a greater inventory and product mix, be more energy
efficient, and require less maintenance. Additionally, the new hardware store would
provide an opportunity to expand the home design showroom space.
The project includes the construction and operation of a new lumberyard and building
materials retail store for the Ganahl Lumber Company. The existing Costa Mesa Ganahl
Lumber store is located on an adjacent property to the east and would be closed once the
new store is completed.
—fol
Summary of Buildino SQ. Ft. for Pr000sed P
Building
Building A:
Main Store Sales
Doors and Windows
Sales Offices/Counters
Mezzanine
Control Room
Will -Call Storage
(storage/operations offices
B Shed (Storage):
Mill Shed (Mill Operation):
Pole Shed (Storage):
Gross Square Feet
65,263 SF
30,262 SF
3,991 SF
6,672' SF
TOTAL BUILDINGS AND
ENCLOSED SHEDS: 99,516 SF
(excludes unenclosed Pole Shed
'Because it is not an enclosed building, the square footage of the pole shed is not included in the
total square footage for purposes of calculating the allowable Floor Area Ratio (FAR) or required
parking for the site.
Source: Ganahl Project IS/MND
The proposed use(s) of Building A and the sheds are described below.
Ganahl Hardware Store (Building A)
Building A would house two principal functions: retail sales and large volume distribution
operations. This building would include a complete hardware store, a doors and windows
showroom and sales department, hardwood and molding display areas, as well as sales
and customer service areas. The structure would be 65,263 square feet in size and would
also include a control room, mezzanine, rooftop parking, as well as structural support for
a solar photovoltaic (PV) system overhead of the parking surface. The rooftop parking
would be accessed via a ramp located on the north side of the building. The sales area
would feature large amounts of glass. Building A would be 23 feet, 9 inches in height, with
the roof canopy and solar panels extending an additional 10 feet above the height of the
building (34 feet total). The elevator and stairwell towers providing access to the roof top
parking deck above Building A would be 40 feet, 5 inches in height. Height variance is
requested, which is discussed later in this report.
Retail business hours would be 6:00 a.m. to 6:00 p.m., Monday through Friday; 7:00 a.m.
to 6:00 p.m. on Saturdays; and 9:00 a.m. to 5:00 p.m. on Sundays. In addition, some staff
would arrive a half hour to an hour prior to opening to prepare the store for customers. A
night shift would be scheduled to work in Building A until 11:00 p.m. and may work longer
as needed depending on work load. After-hours activities would include replenishment,
cleaning, and order pulling for the next day.
The service and building materials stock areas (sheds) would be located at the back of
the site. This area would be designed to be functional and attractive, yet would be
screened from public view by a new fencing system. The sheds are described below.
-,102-
B Shed
The 30,262 square foot B Shed would be used to store lumber and wood products and
includes a small area for custom cutting and bundling. This shed would not be
permanently staffed. Employees and customers would come and go as stored product is
sold or replenished in the regular sales cycle. Products located in this building would
include building materials, drywall, panels, and lumber. The B Shed would include a
rooftop solar panel system and would be 34 feet, 1 inch in height.
Mill Shed
The Mill Shed would encompass a 3,991 square foot area for lumber milling of wood
products. The mill would typically have three to four employees working from 7:00 a.m. to
4:00 p.m., Monday through Friday. The mill operation consists of cutting and sizing wood
products to meet customer needs. There would be no wood finishing or painting activities
in this facility. The Mill Shed would include a sawdust collection system that would comply
with South Coast Air Quality Management District regulations, which requires
woodworking facilities to completely vent their sawdust emissions to ensure that there are
no visible emissions.
Pole Shed
The pole shed is 6,672 square feet in size and is not an enclosed building. The pole shed
on the north perimeter of the project site would be used for outdoor storage of back stock
of products in the yard as well as products designated for the B Shed. Those products
consist of lumber, plywood, and other panel products. Outgoing loads for deliveries would
also be stored in this shed. At the current Ganahl outdoor storage yard, extensive tarping
of outdoor storage materials to protect the lumber products from weather and particulate
matter (dust, soot, exhaust particulates from motor vehicles, etc.) due to the proximity to
the freeway has been an ongoing activity. The pole shed would allow better containment
and protection of these building materials.
A diesel fueling station for use by Ganahl Lumber trucks and yard vehicles would be
located at the west end of the pole shed. During operations, the diesel fueling station
would be enclosed within integrated containment vessels, and would be required to be
operated in compliance with all applicable State and federal regulations governing the
handling of diesel fuels. In addition, the diesel fueling station would meet all best
management practice (BMPs) and City code requirements, including a roof shed above
the fueling area. The existing Ganahl Lumber facility has a similar fueling station on the
existing site located directly above the Delhi Channel. The fuel area would be built to
comply with all cover and containment requirements. A trash bin enclosure used for the
disposal of trash created by the facility would also be located on the west end.
Open Yard Area — Delivery & Receiving of Contractors
The open yard area would support seven to ten trucks for deliveries to customers. The
on-site fleet would consist of 10 wheel, bobtail, and box trucks. Customer deliveries per
day would typically number from 20 to 40 stops compared to 20 to 35 at the existing
facility. Receiving will typically handle 20 to 30 incoming vendor trucks supplying material
-1013.-
for replenishment of inventory. All receiving would take place during regular business
hours. All Ganahl Lumber trucks and vendor deliveries coming into the facility would enter
at a non -customer approach located at the east end of the project site. All Ganahl Lumber
and vendor trucks would exit at the proposed signalized exit at the west end of the project
site. Approximately 15 to 20 material handling vehicles would be used to stack, load, and
unload product at the yard. Storage in the yard would consist of lumber and building
materials located in covered racking and storage sheds as described above. The racking
would vary to match the products stored. Pallet racks, cantilever racks, and custom racks
for storing doors and windows would be incorporated in the layout of the yard. Customer
traffic into the yard area would enter and exit through a controlled and guarded point
located in front of Building A. This gate guard building would be staffed during all
business hours and would have closed and secured gates when the business is closed to
customers.
Employees
The employee count at the new facility is expected to start at 90 to 100 people compared
to the current facility count of 80 people. The proposed facility would employ
approximately 120 employees at full capacity, dependent on economic conditions and the
construction market. Typically 80 percent of the employees would work in Building A. The
balance of employees would move around the site to fill customer orders and prepare
orders for delivery.
On -Site Parking and Circulation
The project would provide a total of 286 on-site parking spaces: 108 on the roof of
Building A and the remainder at grade (including handicap accessible stalls and
walkways) available to employees and customers. Building A would include a covered
roof deck for additional parking with a solar panel system. The covered roof deck would
provide natural ventilation and shade the building to provide cost savings in energy use. A
ramp on the north side of Building A would provide access to the roof deck.
A Traffic Impact Study was completed for the project by Linscott, Law, & Greenspan,
Engineers (LL&G) based on an evaluation of the trip generation studies conducted at the
existing Ganahl Lumber facility located at 1275 Bristol Street. As indicated in the traffic
impact study, traffic counts were collected at the two existing driveways that provide
access to the existing site on Tuesday, February 11, 2014, Wednesday, February 12,
2014 and Thursday, February 13, 2014. From the results of the trip generation studies,
LL&G calculated the required parking for the project as noted above by comparing
inbound vehicles vs. outbound vehicles at the two driveways that now serve the site.
Access to the site would be provided by two driveways on Bristol Street. To minimize
turning conflicts on the existing two-way left -turn median lane on Bristol Street along the
Project frontage, primary access is proposed via a full access signalized driveway along
Bristol Street to be constructed opposite northbound Newport Boulevard (Driveway No.
1), with secondary access to be provided via a proposed unsignalized driveway on Bristol
Street that is located at the eastern edge of the project site (Driveway No. 2). The
locations of the Proposed Project's two driveways are shown in Figure 2.3. Driveway No.
1, which requires utilization of a Caltrans easement, would provide access to customer,
employee, and contractor -related traffic, while Driveway No. 2 is proposed as a "truck -
only entry" driveway (no exit) for truck -related traffic; trucks would exit the site at Driveway
No. 1.
Building Architecture
The proposed architecture is a contemporary design consisting of a glass storefront for
the main building, and corrugated metal material for the sheds. The elevation of the B
Shed facing towards Bristol Street will be enhanced to provide an attractive appearance
from the street, which will also be landscaped.
Site Signage
Site signage consists on wall signs on the Main Building A and the B Shed, as well as the
proposed freestanding sign. The total signage for the site is 982 square feet, which does
not exceed the 1,329 square feet allowed by the City's Sign Code; however, a Planned
Sign Program is required for the height of the proposed freestanding sign (12 feet
allowed; 24 feet proposed). Typically, Planned Sign Programs are reviewed by the City
Zoning Administrator; in this case, Code allows concurrent processing of discretionary
applications to streamline the planning process. Thus, the proposed signage is being
forwarded to the Planning Commission as part of PA -14-40 for the Commission's
consideration.
GENERAL PLAN AND ZONING CODE CONFORMANCE
The proposed project involves a Master Plan for a mixed-use development which is
considered a conditional use. Pursuant to an approved Master Plan, the proposed
project would be in conformance with the following planning documents:
• General Plan
• Zoning Code
Conformance with the City of Costa Mesa General Plan
Future development of all land within the City of Costa Mesa is guided by the General
Plan adopted in 2002. The Land Use Element of the General Plan directs long-range
development in the City by indicating the location and extent of development to be
allowed. The General Plan sets forth land use goals, policies, and objectives that guide
new development. The General Plan land use designation for the project area is General
Commercial.
The following analysis evaluates the proposed project's consistency with specific goals,
and objectives of the General Plan, Land Use Element.
o Goal LU -1: Land Use: It is the goal of the City of Costa Mesa to provide its
citizens with a balanced community of residential, commercial, industrial,
recreational, and institutional uses to satisfy the needs of the social and economic
segments of the population and to retain the residential character of the City, to
meet the competing demands for alternative developments within each land use
O ty—
classification within reasonable land use intensity limits; and to ensure the long
term viability and productivity of the community's natural and man-made
environments.
Consistency: The infill nature of the proposed commercial project protects the
balance of land uses satisfying the needs of the community as it pertains to
commercial retail uses. The project will ensure the long-term viability of the natural
and man-made environment and decreases the need for significant infrastructure
improvements. The project is consistent with this General Plan goal.
o Objective LU -1A.3: Locate high-intensity developments or high traffic generating
uses away from low-density residential in order to buffer the more sensitive land
uses from the potentially adverse impacts of the more intense developments or
uses.
Consistency: The project is a commercial development located along Bristol
Street, an Augmented Major Street (±120 feet in width) in the City. The project site
does not abut residential properties. As indicated in the IS/MND, adequate
infrastructure is available to serve the proposed project. Therefore, the project is
consistent with this General Plan objective.
o Objective LU -1C.1: Permit the construction of buildings over two stories or 30 feet
only when it can be shown that the construction of such structures will not
adversely impact surrounding developments and deprive existing land uses of
adequate light, air, privacy, and solar access.
o Consistency: The proposed buildings that exceed the 30 -foot height limit will not
adversely impact surrounding developments and deprive existing land uses of
adequate light, air, privacy, and solar access as the site is abutting a major street
on one side and freeways on the other side. The buildings that exceed to the 30 -
foot height limit do not immediately abut the existing Ganahl Lumber site to the
east. Therefore, the project is consistent with this General Plan objective.
o Goal LU -2: Development: It is the goal of the City of Costa Mesa to establish
development policies that will create and maintain an aesthetically pleasing and
functional environment and minimize impacts on existing physical and social
resources.
Consistency: The project would allow for the redevelopment of a vacant
commercially -zoned property. On-site vegetation is minimal. The proposed
project would enhance the visual appearance of the site through the construction
of new buildings and implementation of the proposed landscape plan. In addition,
the project would provide a high-quality architectural design to the community. As
a result, the proposed project is consistent with this General Plan goal.
o Objective LU -2A: Encourage new development and redevelopment to improve
and maintain the quality of the environment.
—Job—
Consistency: As indicated in the IS/MND, the proposed project with mitigation
incorporated would not result in any significant adverse environmental impacts.
Because the project is an infill development, it would not result in the loss of any
habitat, or require extensive infrastructure improvements to provide service to the
site. The project is consistent with this objective.
Justifications for Approval
Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the
Planning Commission shall find that the evidence presented in the administrative record
substantially meets specified findings. Staff recommends approval of the proposed
project, based on an assessment of facts and findings which are also reflected in the draft
resolution.
Variance
Code Section 13-29(g)(1) requires any of the following findings for variances:
1. Because of special circumstances applicable to the property, the strict application of
development standards deprives the property of privileges enjoyed by others in the
vicinity.
2. The deviation shall not constitute a grant of special privileges inconsistent with other
properties in the vicinity.
3. The granting of the deviation will not allow a use, density, or intensity which is not in
accordance with the general plan designation for the property.
Despite the request for deviations from Code requirements for the building setback for the
B Shed and Mill Shed (20 -foot setback required; 10 feet proposed) and the height for the
Main Building A (30 -foot height required; 34 feet to the solar panels and 41 feet to the
elevator shaft) and the B Shed (30 -foot height required; 34 feet proposed), findings for
approval of the variances are justified based on the following:
o The unique shape of the property and location along the Bristol Street frontad
justify a deviation from the front landscape setback requirement. Because of
special circumstances applicable to the property, the strict application of
development standards deprives the property of privileges enjoyed by others in
the vicinity. With regard to the landscape setback for the B Shed and Mill Shed
(20 feet required; 10 feet proposed) the purpose of the 20 -foot landscape
setback is to provide a visual buffer between the public sidewalk and any
perimeter walls or buildings. In this case, the B Shed and Mill Shed are
proposed to have a 10 -foot landscape setback from property line, which is
consistent with several properties across Bristol Street, including the two-story
office buildings at 1072 and 1182 Bristol Street, both of which have less than the
20 foot landscape requirement (see site photos attached to this report). The
reduced setback enjoyed by these two properties, in combination with the
unusual oval shape of the subject, property, creates a special circumstance
applicable to the property where the strict application of the 20 -foot landscape
setback would deprive the property of privileges enjoyed by others in the vicinity.
The B Shed and Mill Shed will also act a visual screen to the storage yard and
ICQ_
the proposed 10 -foot landscape setback will be required to be densely
landscaped and have exterior building treatments.
o A condition of approval requires mature trees to be installed in the _10 -foot
setback area along the Bristol Street frontage. The landscape plan is required to
be approved prior to issuance of building permits and contain additional 24 -inch
box trees above the minimum Code requirements to the satisfaction of the
Development Services Director. Compliance with this requirement may include
upgrading smaller sized trees to 24 -inch box trees or providing additional 24 -inch
box trees.
o With regard to the building _height, special circumstances exist in that the
proximitV of the elevated freeways will limit visual impacts to surroundin
properties and does not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zone in which the_property
is situated. The building design necessitates higher ceilings to accommodate the
specialized operations of the Ganahl Lumber business. The proposed buildings
that exceed the 30 -foot height limit will not adversely impact surrounding
developments and deprive existing land uses of adequate light, air, privacy, and
solar access as the site is abutting a major street on one side and freeways on the
other side. The buildings that exceed to the 30 -foot height limit do not immediately
abut the existing Ganahl Lumber site to the east. Therefore, the existing elevated
freeways will not constitute a grant of special privileges inconsistent with other
properties in the vicinity.
A condition of approval requires that no mechanical equipment or other rooftop
appurtenances be located on the elevator overrun area of Main Building A above
the approved 41 -foot height limit.
With regard to the roof deck parking level, a condition of approval requires light
standards located at the top level of the parking structure to be a maximum of 15
feet in height, located and oriented in such a way as to minimize light spillage onto
surrounding properties. Light standards shall be custom -fitted with glare shields to
focus light spillage in the parking structure area to the fullest extent possible.
A condition allows that any future installation of rooftop solar canopies on the
outdoor storage sheds (i.e. Pole Shed, Shed B, and Mill Shed) may be approved by
the Development Services Director as an amendment to the Conditional Use Permit,
provided that there are no adverse impacts (light, glare) to surrounding properties.,
o The deviations will not allow a use density, or intensity which is not in
accordance with the general plan designation for the property. The granting of
the deviations will not be detrimental to the public health, safety, or welfare, or be
materially injurious to properties or improvements in the vicinity. The
development is consistent with the General Plan goals and policies as discussed
earlier in this report, and will be required to comply with all applicable Building
and Fire Safety regulations to ensure that no adverse impact to the public health,
safety, or welfare is created as a result of this project.
_163—
The primary access for contractor's vehicles shall occur along the southerly area of
the property and would be gated after hours. The gate is proposed to be located
behind the 10 -foot wide landscape planter along the Bristol Street frontage
adjacent to the Mill Shed. A condition of approval requires that the final location of
the gate and proper signage of the hours of operation at the gated entrance be
approved by the Development Services Director to avoid customer confusion and
circulation impacts on Bristol Street.
Conditional Use Permit
• The proposed development is substantially compatible with developments in the
same general area and would not be materially detrimental to other properties
within the area. With the exception of the building setback and height as
discussed above, the development is a commercial project consistent with the C1
zoning of the property and the other commercially -zoned properties in the vicinity.
Compliance with the applicable Building and Fire Safety Codes will ensure that the
project is not materially detrimental to the health, safety and general welfare of the
public or otherwise injurious to property or improvements within the immediate
neighborhood.
• The proposed Ganahl Lumber Hardware Store and Outdoor Storage Yard
provides for a reasonable expansion of the existing operations. Granting the
conditional use permit will not allow a use, density or intensity which is not in
accordance with the general plan designation for the property. The development
is consistent with the General Plan goals and policies as discussed earlier in this
report. The Floor Area Ratio (FAR) for the project would be 0.346, excluding the
Pole Shed, and will not exceed the City's FAR requirements.
Comparison of Existing to Proposed Operations for Ganahl Lumber
K16
Existing Operations
New Store & Outdoor
Retail Building
35,650 SF
65,263 SF
Square Footage
(SF)
Shed Buildings
19,890 SF
41,059 SF
SF
55,540 SF
106,322 SF
Total Building
Area SF
# On -Site
153 Spaces
286 Spaces
Parking Spaces
(2.5 spaces per 1,000 SF)
(2.87 spaces per 1,000 SF
# of Employees
80 persons
' Estimated
90-100 persons
........... ....... .
Outdoor Storage
j
Yard Area
2 Acres
3.6 Acres
acres
j
% Increase of
Estimated
Inventor /Stock
I NA
50% Increase
K16
• The parking requirement for the proiect is consistent with the existing operations of
the lumber store at other locations. The Zoning Code does not specify a parking
requirement for lumber yards; as a result, a parking analysis was conducted by
LL&G using the parking and traffic accumulation data collected in February 2014
for the existing Ganahl Lumber operation. Based on this analysis, a parking ratio of
2.87 spaces per 1,000 square feet was determined to be required for the proposed
project. When applied to Building A and Building B, a parking demand of 239
spaces is forecast. With a proposed supply of 286 spaces, parking will be
sufficient for this use.
A condition of approval requires that Ganahl Lumber employee vehicles be
exclusively parked in the rooftop parking level in order to make the at -grade
parking lot available for customers/contractors to the fullest extent possible.
• The oroiect exhibits excellence in desi n site lannin , integration of uses and
structures, and protect the integrity of neighboring development. The proposed
architecture and site design will enhance the street view and potentially evoke new
development in the area. The overall architectural design promotes excellence
and compatibility. The variety of building elevations, materials and proposed
landscape treatments will enhance the project site and the surrounding area.
• The proiect will not significantly impact key intersections which would continue to
operate at an acceptable Level of Service (LOS). As noted earlier, a parking and
traffic study conducted for the project by LL&G concluded that the existing plus
project traffic conditions would not result in any significant impacts. See table
below.
Existing Plus
ProposedCapacity
Existing Traffic
Existing Plus Project
Significant
Key Intersection
Time
Period
Conditions
ICU/ LOS
HCM
Traffic Conditions
.......... _
ICM/ LOS
HCM
Im acct_
_
Yes/No
0.233
A
No
Newport Boulevard
AM
�
A
0.492
A
No
_0.233
(SB) at Bristol PM : 0.492 A
Street
Newport Boulevard I
AM
0.276
A
0.426
A
No
0.415
A
0.444
A
No
(NB)/Driveway 1 at ',I
Bristol Street
PM
0.409
A
0.409
A
No
Red Hill Avenue at
AM
0.287
A
0.287
A
No
Bristol Street
PM
--
--
8.3 s/v
A
No
Driveway 2 (truck-
AM
--
13.3 s/v
B
No
entry only) at PM--
Bristol Street ,
Source: Linscott, Law, & Greenspan, Engineers (2014).
HCM = Highway Capacity Manual
ICU = Intersection Capacity Utilization
LOS = level of service
NB = northbound
SB = southbound
s/v = seconds per vehicle
-- = intersection is part of Proposed Project and does not currently exist
Source: Ganahl Lumber 1S/MND
— it Q
Planned Sign Program
The proposed 24 -foot high freestanding sign will not constitute a grant of special
privilege or allow substantially greater overall visibility than the standard ordinance
provisions allow. The purpose of this planned signing program is to allow for
approval of a freestanding sign that is not subject to the typical code requirements.
The square footage of the total site signage will not exceed the maximum sign area
allowed under the Costa Mesa's Municipal Code: 1,329 square feet of total site
signage allowed; 982 square feet of total signage proposed. On the City's Master
Plan of Highways, Bristol Street is designated as an Augmented Major Street (±120
feet in width) and the proposed signage provides adequate visibility for two-way traffic
on Bristol Street for the business. The planned sign program is also consistent with
the following objectives of the City's General Plan:
Objective LU -1 B: Ensure the long term productivity and viability of the
community's economic base.
Consistency: The sign will be consistent in appearance with the proposed wall
signage as well as existing freestanding signs in the vicinity. As a result, the sign
will be compatible with the surrounding land uses.
o Objective CD -13: Facilitate the installation of signs that contribute to a positive
image of the public realm, consistent with the Costa Mesa Zoning Code.
Consistency: The proposed sign will be compatible and harmonious with uses
that exist within the general neighborhood. The sign features quality construction
and materials. The proposed sign will improve and enhance the appearance of
the property from Bristol Street.
Ganahl Lumber provides large and specific purchases of lumber products with a
customer base spread over a large geographical area. As a result, the signage will
not constitute a grant of special privilege since it is consistent with the signage for
similar uses. Additionally, it will not allow substantially greater visibility than what
the standard sign provisions would allow for commercial uses since the overall site
signage is less than the maximum allowed under the City's Municipal Code.
ENVIRONMENTAL DETERMINATION
An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the
project in accordance with the California Environmental Quality Act (CEQA). In
accordance with CEQA Guidelines Section 15073, the IS/MND was made available for a
30 -day public review and comment period beginning on January 23, 2015, and remained
available for comment until February 22, 2015. A copy of the IS/MND is included with this
report under separate cover. CEQA does not require formal written responses to
comments for mitigated negative declarations. However, LSA staff will prepare
Responses to Comments received during the review period, which ends on February 22,
2015, prior to the February 23, 2015 hearing.
Summary of Environmental Impacts and Mitigation Measures
Under CEQA, a "significant impact" represents a substantial or potentially substantial
adverse physical change to the environment. In evaluating specific effects of the project
on the environment, the IS/MND identifies thresholds of significance for each effect,
evaluates the potential environmental change associated with each effect, and then
characterizes the effects as impacts. With the implementation of the mitigation
measures identified in the IS/MND for the proposed project, all potentially significant
impacts have been reduced to less than significant levels, as summarized in the
following table:
Potentially Significant 11
Environmental Effects Mitigation Measures
Biology B-1: Comply with Migratory Bird Treaty
Act.
B-2: Permitting for Drainage Impacts.
Cultural Resources CR -1: Archaeological Monitors.
CR -2: Paleontological Resources Impact
Mitigation Program.
CR -3: Human Remains.
Level of Significance After
Mitigation
Less than significant
Less than significant
Hydrology and Water
WQ-1: Construction General Permit.
Less than significant
Quality
WQ-2: Final Water Quality Management
Plan.
GEO-1: Comply with Recommendations
_
Less than significant
Geology and Soils
in Geotechnical Report.
HAZ-1: Contingency Plan.
Hazards & Hazardous
Less than significant
Materials
HAZ-2: Protection Against Landfill Gas
Hazards.
HAZ-3: Construction Staging and Traffic
Control Plan.
Noise NOISE -1: Noise Reduction Features. Less than significant
NOISE -2: Short Term Construction
_ Related Noise Impacts.
Source: Ganahl Lumber IS/MND
LEGAL REVIEW
The draft resolutions have been reviewed and approved as to form by the City Attorney's
Office.
ALTERNATIVES
Approve the project with modifications. The Planning Commission may suggest
specific changes that are necessary to alleviate concerns. If any of the additional
requested changes are substantial, the item should be continued to a future
meeting to allow a redesign or additional analysis. In the event of significant
modifications to the proposal, should the Planning Commission choose to do so,
staff will return with a revised resolution incorporating new findings and/or
conditions.
—) 1Z—
2. Deny the proiect. If the Planning Commission believes that there are insufficient
facts to support the findings for approval, Planning Commission must deny the
application and provide facts in support of denial to be included in the attached
draft resolution for denial. If the project were denied, the applicant could not
submit substantially the same type of application for six months.
CONCLUSION
The overall design reflects a quality project that is consistent with the intent of the
Zoning Code and General Plan. With the implementation of the mitigation measures
identified in the CEQA Initial Study/Mitigated Negative Declaration for the proposed
project, all potentially significant impacts have been reduced to less than significant
levels.
&4
MEL LEE, AICP
Senior Planner
CLAIRE FLYNN, I P
Asst. Developmen Services Director
Attachments: 1. Draft Planning Commission Resolutions and Exhibits
2. Applicant's Project Description
3. Site Photos of Existing and Proposed Sites
4. Vicinity and Zoning Map
5. Project Plans/Elevations/Perspectives
6. Initial Study/Mitigated Negative Declaration (Under Separate Cover)
Distribution: Director of Economic & Development Services/Deputy CEO
Assistant Development Services Director
Senior Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
Staff (6)
File (2)
Distribution List
-113-
Ganahl Lumber Distribution List
Ganahl Lumber
Attn: Patrick Q. Ganahl
14072 Stratton Way
Santa Ana, CA 92705
Ganahl Lumber
Attn: Mike Shumaker
1275 South Bristol Street
Costa Mesa, CA 92626
Ganahl Lumber
Attn: Brad Satterfield
1275 South Bristol Street
Costa Mesa, CA 92626
Oynx Architects
Attn: Robert Carpenter
316 North Sierra Madre Boulevard
Pasadena, CA 91107
Oynx Architects
Attn: Dale Brown, AIA
316 North Sierra Madre Boulevard
Pasadena, CA 91107
County of Orange
County Executive Office
Attn: Channary Gould
333 W. Santa Ana Boulevard, 3rd Floor
Santa Ana, CA 92701
LSA Associates, Inc.
Attn: Ryan Bensley
20 Executive Park, Suite 200
Irvine, CA 92614
LSA Associates, Inc.
Attn: Ashley Davis
20 Executive Park, Suite 200
Irvine, CA 92614
ECORP Consulting Inc.
Attn: Freddie Olmos
215 North Street
Redlands, CA 92374
—)`21—
Peter Nagahvi
In Focus Consultants
418 Avenida Salvador
San Clemente, CA 92672
ATTACHMENT 1
DRAFT RESOLUTIONS AND EXHIBITS
�01
RESOLUTION NO. PC -15-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF COSTA MESA ADOPTING THE INITIAL
STUDY/MITIGATED NEGATIVE DECLARATION AND
APPROVING PLANNING APPLICATION PA -14-40 FOR THE
RELOCATION AND EXPANSION OF GANAHL LUMBER
LOCATED AT 1100 BRISTOL STREET
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY
RESOLVES AS FOLLOWS:
WHEREAS, an application was filed Patrick Ganahl, representing the County of
Orange, the property owner, requesting approval of the following:
Planning Application PA -14-40: The proposed project involves the development of a
6.6 acre vacant lot to accommodate the relocation of the Costa Mesa Ganahl Lumber
store to a site owned by the County of Orange and leased to Ganahl Lumber. The
existing Costa Mesa Ganahl Lumber store is located on an adjacent property to the east
and would be closed once the new store is completed. The development proposal
includes the following:
• Development Review for the construction of a 65,263 square foot building
materials retail store with administrative offices (Main Building A). A total of 286
parking spaces are proposed; 108 parking stalls would be provided on the roof of
the retail building; and 178 at -grade parking stalls would be provided throughout
the project site;
• Variance from front setback requirement for the parking lot, B Shed and Mill Shed
along Bristol Street (20 -foot setback required; 10 -foot setback proposed);
• Variance from maximum building height for the solar photovoltaic canopy and
elevator overrun on Main Building A (30 -foot maximum height allowed; 34 feet to
the solar canopy and 41 feet to the top of the elevator proposed);
• Variance from maximum building height for the B Shed (30 -foot maximum allowed;
34 feet proposed);
• Conditional Use Permit for the proposed outdoor storage yard consisting of three
sheds (B Shed, Mill Shed, and Pole Shed) totaling 40,925 square feet; and
• Planned Signing Program to allow the proposed 24 -foot high freestanding sign (12
feet allowed, 24 feet proposed).
-119-
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an
Initial Study/Mitigated Negative Declaration was prepared and circulated from January
23, 2015 to February 22, 2015 for public review and comment.
WHEREAS, the City of Costa Mesa received written comments from the general
public, government entities, and other interested parties during the public review period.
WHEREAS, written comments received from the general public, government
entities, and other interested parties were responded to, where appropriate, in the
manner prescribed in California Code of Regulations Section 15073.
WHEREAS, no significant new information has been added to the Initial
Study/Mitigated Negative Declaration and no changes to the proposed project have
occurred which would require recirculation of the Initial Study/Mitigated Negative
Declaration under CEQA Guidelines Section 15073.5.
WHEREAS, the Planning Commission has reviewed all environmental
documents comprising the Initial Study/Mitigated Negative Declaration and has found
that the Initial Study/Mitigated Negative Declaration considers all environmental impacts
of the proposed project and a reasonable range of alternatives, and the Initial
Study/Mitigated Negative Declaration is complete, adequate, and fully complies with all
requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa
Environmental Guidelines.
WHEREAS, the Initial Study/Mitigated Negative Declaration for this project
reflects the independent judgment of the City of Costa Mesa.
WHEREAS, a duly noticed public hearing was held by the Planning Commission
on February 23, 2015 with all persons having the opportunity to speak for and against
the proposal.
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit A, and subject to the conditions of approval and mitigation
measures indicated in the Mitigation Monitoring Program contained within Exhibits B
and C, respectively, the Planning Commission hereby ADOPTS the Initial
Study/Mitigated Declaration and APPROVES Planning Application PA -14-40.
BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does
hereby find and determine that adoption of this Resolution is expressly predicated upon
the activity as described in the staff report for Planning Application PA -14-40 and upon
the applicant's compliance with each and` all of the conditions in Exhibits B, the
—116— UQr
Mitigation Monitoring Program in Exhibit C, and compliance of all applicable federal,
state, and local laws. Any approval granted by this resolution shall be subject to review,
modification or revocation if there is a material change that occurs in the operation, or if
the applicant fails to comply with any of the conditions of approval and/or mitigation
measures.
BE IT FURTHER RESOLVED that if any section, division, sentence, clause,
phrase or portion of this resolution, or the documents in the record in support of this
resolution, are for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the
remaining provisions.
PASSED AND ADOPTED this 23rd day of February, 2015.
Chair
Costa Mesa Planning Commission
I Iq —
STATE OF CALIFORNIA )
) ss
COUNTY OF ORANGE )
I, Claire Flynn, Secretary to the Planning Commission of the City of Costa Mesa,
do hereby certify that the foregoing Resolution was passed and adopted at a meeting of
the City of Costa Mesa Planning Commission held on February 23, 2015 by the
following votes:
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
Claire L. Flynn, Secretary
Costa Mesa Planning Commission
.12-0-
EXHIBIT A
FINDINGS (APPROVAL
A. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(2) because:
Finding: The proposed development is substantially compatible with developments
in the same general area and would not be materially detrimental to other properties
within the area.
Facts in Support of Findings: The proposed use, with the recommended
conditions of approval, will be consistent with the other uses in the
immediate vicinity. Compliance with the conditions of approval will allow this
use to operate with minimal impact on surrounding properties and uses.
Finding: Granting the conditional use permit will not be materially detrimental to the
health, safety and general welfare of the public or otherwise injurious to property or
improvements within the immediate neighborhood.
Facts in Support of Findings: With the exception of the building setback
and height as discussed above, the development is a commercial project
consistent with the C1 zoning of the property and the other commercially -
zoned properties in the vicinity. Compliance with the applicable Building and
Fire Safety Codes will ensure that the project is not materially detrimental to
the health, safety and general welfare of the public or otherwise injurious to
property or improvements within the immediate neighborhood.
Finding: Granting the conditional use permit will not allow a use, density or intensity
which is not in accordance with the general plan designation for the property.
Facts in Support of Findings: The project site is zoned C1 (Local
Business District) and has a General Plan Designation of General
Commercial. The project, as conditioned, is consistent with the applicable
provisions of the General Commercial General Plan Designation.
The following describes the proposed project's consistency with specific goals and
objectives of the General Plan, Land Use Element.
o Goal LU -1: Land Use: It is the goal of the City of Costa Mesa to provide its
citizens with a balanced community of residential, commercial, industrial,
recreational, and institutional uses to satisfy the needs of the social and
economic segments of the population and to retain the residential character of
the City; to meet the competing demands for alternative developments within
each land use classification within reasonable land use intensity limits; and to
ensure the long term viability and productivity of the community's natural and
man-made environments.
Consistency: The infill nature of the proposed commercial project protects
the balance of land uses satisfying the needs of the community as it pertains
r-I21-
to commercial retail uses. The project will ensure the long-term viability of the
natural and man-made environment and decreases the need for significant
infrastructure improvements. The project is consistent with this General Plan
goal.
Objective LU -1A.3: Locate high-intensity developments or high traffic
generating uses away from low-density residential in order to buffer the more
sensitive land uses from the potentially adverse impacts of the more intense
developments or uses.
Consistency: The project is a commercial development located along Bristol
Street, a major traffic arterial in the City. The project site does not abut
residential properties. As indicated in the IS/MND, adequate infrastructure is
available to serve the proposed project. Therefore, the project is consistent
with this General Plan objective.
o Objective LU -1 C.1: Permit the construction of buildings over two stories or 30
feet only when it can be shown that the construction of such structures will not
adversely impact surrounding developments and deprive existing land uses of
adequate light, air, privacy, and solar access.
o Consistency: The proposed buildings that exceed the 30 -foot height limit will
not adversely impact surrounding developments and deprive existing land
uses of adequate light, air, privacy, and solar access as the site is abutting a
major street on one side and freeways on the other side. The buildings that
exceed to the 30 -foot height limit do not immediately abut the existing Ganahl
Lumber site to the east. Therefore, the project is consistent with this General
Plan objective.
Goal LU -2: Development: It is the goal of the City of Costa Mesa to establish
development policies that will create and maintain an aesthetically pleasing
and functional environment and minimize impacts on existing physical and
social resources.
Consistency: The project would allow for the redevelopment of a vacant
commercially -zoned property. On-site vegetation is minimal. The proposed
project would enhance the visual appearance of the site through the
construction of new buildings and implementation of the proposed landscape
plan. In addition, the project would provide a high-quality architectural design
to the community. As a result, the proposed project is consistent with this
General Plan goal.
o Objective LU -2A: Encourage new development and redevelopment to
improve and maintain the quality of the environment.
Consistency: As indicated in the IS/MND, the proposed project with
mitigation incorporated would not result in any significant adverse
environmental impacts. Because the project is an infill development, it would
not result in the loss of any habitat, or require extensive infrastructure
improvements to provide service to the site. The project is consistent with this
objective.
B. The requested variance substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(1) in that:
Findings:
• Because of special circumstances applicable to the property, the strict
application of development standards deprives the property of privileges
enjoyed by others in the vicinity.
• The deviation shall not constitute a grant of special privileges inconsistent with
other properties in the vicinity.
• The granting of the deviation will not allow a use, density, or intensity which is not
in accordance with the general plan designation for the property.
Facts in Support of Findings:
Despite the request for deviations from Code requirements for the building setback
for the B Shed and Mill Shed (20 -foot setback required; 10 feet proposed) and the
height for the Main Building A (30 -foot height required; 34 feet to the solar panels
and 41 feet to the elevator shaft) and the B Shed (30 -foot height required; 34 feet
proposed), of the variances are justified based on the following:
o The unique shape and location along the Bristol Street frontage justifv_a
deviation from the front landscape setback requirement. Because of special
circumstances applicable to the property, the strict application of
development standards deprives the property of privileges enjoyed by others
in the vicinity. With regard to the landscape setback for the B Shed and Mill
Shed (20 feet required; 10 feet proposed) the purpose of the 20 -foot
landscape setback is to provide a visual buffer between the public sidewalk
and any perimeter walls or buildings. In this case, the B Shed and Mill Shed
are proposed to have a 10 -foot landscape setback from property line, which
is consistent with several properties across Bristol Street, including the two-
story office buildings at 1072 and 1182 Bristol Street, both of which have
less than the 20 foot landscape requirement. The reduced setback enjoyed
by these two properties, in combination with the unusual oval shape of the
subject, property, creates a special circumstance applicable to the property
where the strict application of the 20 -foot landscape setback would deprive
the property of privileges enjoyed by others in the vicinity. The B Shed and
Mill Shed will also act a visual screen to the storage yard and the proposed
10 -foot landscape setback will be required to be densely landscaped and
have exterior building treatments.
o With regard to the building height, special circumstances exist in that the
proximity of the elevated freeways will limit visual impacts to surrounding
properties and does not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone in which
the property_is situated. The proposed buildings that exceed the 30 -foot
height limit will not adversely impact surrounding developments and deprive
J 23
existing land uses of adequate light, air, privacy, and solar access as the site
is abutting a major street on one side and freeways on the other side. The
buildings that exceed to the 30 -foot height limit do not immediately abut the
existing Ganahl Lumber site to the east. Therefore, the existing elevated
freeways will not constitute a grant of special privileges inconsistent with
other properties in the vicinity create a special circumstance.
o The deviations will not allow a use, density, or intensity which is not in
accordance with the general plan designation for the property. The granting
of the deviations will not be detrimental to the public health, safety, or
welfare, or be materially injurious to properties or improvements in the
vicinity. The development is consistent with the General Plan goals and
policies as discussed earlier in this report, and will be required to comply
with all applicable Building and Fire Safety regulations to ensure that no
adverse impact to the public health, safety, or welfare is created as a result
of this project.
C. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(8) in that:
Finding: The proposed signing is consistent with the intent of Title 13, Chapter
VIII (Signs) and the General Plan.
Facts in Support of Findings: The proposed 24 -foot high freestanding sign
will not constitute a grant of special privilege or allow substantially greater
overall visibility than the standard ordinance provisions allow. The purpose of
this planned signing program is to allow for approval of a freestanding sign that
is not subject to the typical code requirements. The square footage of the total
site signage will not exceed the maximum sign area allowed under the Costa
Mesa's Municipal Code: 1,329 square feet of total site signage allowed; 982
square feet of total signage proposed. On the City's Master Plan of Highways,
Bristol Street is designated as an Augmented Major Street (±120 feet in width)
and the proposed signage provides adequate visibility for two-way traffic on
Bristol Street for the business. The planned sign program is also consistent with
the following objectives of the City's General Plan:
o Objective LU -11113: Ensure the long term productivity and viability of the
community's economic base.
Consistency: The sign will be consistent in appearance with the proposed
wall signage as well as existing freestanding signs in the vicinity. As a result,
the sign will be compatible with the surrounding land uses.
Objective CD -13: Facilitate the installation of signs that contribute to a
positive image of the public realm, consistent with the Costa Mesa Zoning
Code.
Consistency: The proposed sign will be compatible and harmonious with
uses that exist within the general neighborhood. The sign features quality
1 -2,� —
construction and materials. The proposed sign will improve and enhance the
appearance of the property from Bristol Street.
o Objective LU -1B: Ensure the long term productivity and viability of the
community's economic base.
Consistency: Ganahl Lumber provides large and specific purchases of
lumber products with a customer base spread over a large geographical area.
As a result, the signage will not constitute a grant of special privilege since it is
consistent with the signage for similar uses. Additionally, it will not allow
substantially greater visibility than what the standard sign provisions would
allow for commercial uses since the overall site signage is less than the
maximum allowed under the City's Municipal Code.
o Objective CD -13: Facilitate the installation of signs that contribute to a
positive image of the public realm, consistent with the Costa Mesa Zoning
Code.
Consistency: With the implementation of the recommended conditions of
approval, the proposed sign will be compatible and harmonious with uses
that exist within the general neighborhood. The sign features quality
construction and materials. The proposed sign will improve and enhance the
appearance of the property from Bristol Street.
Finding: The proposed signs are consistent with each other in design and
construction — taking into account sign style and shape, materials, letter style,
colors and illumination.
Facts in Support of Findings: The freestanding sign, as conditioned, will
be consistent in color, height, and appearance with the proposed signage on
site.
Finding: The proposed signs are compatible with the buildings and developments
they identify — taking into account materials, colors and design motif.
Facts in Support of Findings: The proposed signage is consistent with
current image standards for Ganahl Lumber as well as the City's Municipal
Code.
Finding: Approval does not constitute a grant of special privilege or allow
substantially greater overall visibility than the standard ordinance provisions allow.
Facts in Support of Findings: Ganahl Lumber provides large and specific
purchases of lumber products with a customer base spread over a large
geographical area. As a result, the signage will not constitute a grant of special
privilege since it is consistent with the signage for similar uses. Additionally, it will not
allow substantially greater visibility than what the standard sign provisions would
allow for commercial uses since the overall site signage is less than the maximum
allowed under the City's Municipal Code.
125-
D. The project has been reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City's environmental
procedures. An Initial Study/Mitigated Negative Declaration (IS/MND) has been
prepared for the project in accordance with the California Environmental Quality Act
(CEQA). Mitigation measures from the IS/MND have been included as Exhibit C. If
any of these conditions are removed, the decision-making body must make a finding
that the project will not result in significant environmental impacts, that the conditions
are within the responsibility and jurisdiction of another public agency, or that specific
economic, social or other considerations make the mitigation measures infeasible.
E. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation
System Management, of Title 13 of the Costa Mesa Municipal Code in that the
development project's traffic impacts will be mitigated at all affected intersections
and by the payment of traffic impact fees.
F. The proposed buildings are an excessive distance from the street necessitating fire
apparatus access and provisions of on-site fire hydrants.
12to
EXHIBIT B
CONDITIONS OF APPROVAL
Ping. 1.
Planning Application PA -14-40 shall comply with the conditions of
approval, code requirements, special district requirements, and mitigation
measures of the IS/MND for this project and as listed in the attached
Mitigation Monitoring Program (Exhibit C).
2.
The use shall be limited to the type of operation as described in the staff
report. Any change in the operational characteristics including, but not
limited to, the hours of operation indicated, shall require review by the
Planning Division and may require an amendment to the conditional use
permit, subject to either Zoning Administrator or Planning Commission
approval, depending on the nature of the proposed change. The applicant
is reminded that Code allows the Planning Commission to modify or
revoke any planning application based on findings related to public
nuisance and/or noncompliance with conditions of approval [Title 13,
Section 13-29(o)].
3.
If parking shortages or other parking -related problems arise, the business
operator shall institute whatever reasonable operational measures
necessary to minimize or eliminate the problem.
4.
The business operator shall install bike racks for employees on the site.
This condition shall be completed prior to final occupancy/start of
business, under the direction of the Development Services Department.
5.
Mitigation measures from the IS/MND for this project have been included
as Exhibit C. If any of these conditions are removed, the Planning
Commission must make a finding that the project will not result in
significant environmental impacts, that the conditions are within the
responsibility of another public agency, or that specific economic, social, or
other considerations make the mitigation measures infeasible.
6.
The conditions of approval including Mitigation Measures incorporated by
reference in these Conditions of Approval as Exhibit C, code requirements,
and special district requirements of PA -14-40 shall be blueprinted on the
face of the site plan as part of the plan check submittal package.
7.
Prior to issuance of building permits, a final landscape plan indicating the
landscape palette and the design/material of paved areas shall be
submitted for review and approval by the Planning Division.
& Landscaping and irrigation shall be installed in accordance with the
approved plans prior to final inspection or occupancy clearance.
9. Landscaping along Bristol Street shall be planted with trees and
vegetation. The landscape plan shall be approved prior to issuance of
building permits and shall contain additional 24 -inch box trees above the
minimum Code requirements to the satisfaction of the Development
Services Director. Compliance with this requirement may include
upgrading smaller sized trees to 24 -inch box trees or providing additional
24 -inch box trees.
10. Developer shall contact the City's Transportation Services Division and
the California Department of Transportation (Caltrans) to replace the
chain link fencing between the subject property and the Caltrans property
-121-
abutting the 73 and 55 Freeways with a combination wrought iron fence
with pilaster supports or other fence/barrier acceptable to both the City
and Caltrans. The fencing shall be submitted for review and approval by
the Planning Division. Issuance of certificate of occupancy shall not be
withheld pending the completion of this condition; however, the applicant
shall provide documentation of the progress and estimated time of
completion of the condition prior to the issuance of the certificate of
occupancy.
11. No mechanical equipment or other rooftop appurtenances shall be
located on the elevator overrun area of Main Building A above the
approved 41 -foot height limit.
12. Future installation of rooftop solar canopies on the outdoor storage
sheds (i.e. Pole Shed, Shed B, and Mill Shed) may be approved by the
Development Services Director as an amendment to the Conditional Use
Permit, provided that there are no adverse impacts (light, glare) to
surrounding properties.
13. Final location of the gate and proper signage of the hours of operation at
the gated entrance shall be approved by the Development Services
Director and Transportation Services Manager to avoid customer
confusion and circulation impacts on Bristol Street.
14. The business operator shall require that Ganahl Lumber employee
vehicles be exclusively parked in the rooftop parking level in order to
make the at -grade parking lot available for customers/contractors to the
fullest extent possible.
15. Prior to issuance of building permits, developer shall contact the U.S.
Postal Service with regard to location and design of mail delivery
facilities. Such facilities shall be shown on the site plan, landscape plan,
and/or floor plan.
16. No modification(s) of the approved building elevations including, but not
limited to, change of architectural type, changes that increase the
building height, removal of building articulation, or a change of the finish
material(s), shall be made during construction without prior Planning
Division written approval. Failure to obtain prior Planning Division
approval of the modification could result in the requirement of the
applicant to (re)process the modification through a discretionary review
process or a variance, or in the requirement to modify the construction to
reflect the approved plans.
17. No exterior roof access ladders, roof drain scuppers, or roof drain
downspouts are permitted. This condition relates to visually prominent
features of scuppers or downspouts that not only detract from the
architecture but may be spilling water from overhead without an
integrated gutter system which would typically channel the rainwater from
the scupper/downspout to the ground. An integrated downspout/gutter
system which is painted to match the building would comply with the
condition. This condition shall be completed under the direction of the
Planning Division.
12g-
18. Prior to the issuance of building permits, the applicant shall submit a
Lighting Plan and Photometric Study for the approval of the City's
Development Services Department. The Lighting Plan shall demonstrate
compliance with the following:
• All site lighting fixtures shall be provided with a flat glass lens.
Photometric calculations shall indicate the effect of the flat glass
lens fixture efficiency.
• Lighting design and layout shall limit spill light to no more than 0.5
foot-candle at the property line of the surrounding properties,
consistent with the level of lighting that is determined necessary
for safety and security purposes on site.
• Light standards located at the top level of the parking structure
shall be a maximum of 15 feet in height, located and oriented in
such a way as to minimize light spillage onto surrounding
properties. Light standards shall be custom -fitted with glare
shields to focus light spillage in the parking structure area to the
fullest extent possible.
19. It is recommended that the project incorporate green building design and
construction techniques where feasible. The applicant may contact the
Building Safety Division at (714) 754-5273 for additional information.
CAL Green Code or higher as determined by applicant.
20. Prior to issuance of grading permits, developer shall submit for review
and approval a Construction Management Plan. This plan features
methods to minimize disruption to the neighboring residential uses to the
fullest extent that is reasonable and practicable. The plan shall include
construction parking and vehicle access and specifying staging areas
and delivery and hauling truck routes. The plan should mitigate
disruption to residents during construction. The truck route plan shall
preclude truck routes through residential areas and major truck traffic
during peak hours. The total truck trips to the site shall not exceed 200
trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the
site) unless approved by the Development Services Director or
Transportation Services Manager.
21. The subject property's ultimate finished grade level may not be
filled/raised in excess of 36 inches above the finished grade of any
abutting property. If additional fill dirt is needed to provide acceptable
on-site storm water flow to a public street, an alternative means of
accommodating that drainage shall be approved by the City's Building
Official prior to issuance of any grading or building permits. Such
alternatives may include subsurface tie-in to public storm water facilities,
subsurface drainage collection systems and/or sumps with mechanical
pump discharge in -lieu of gravity flow. If mechanical pump method is
determined appropriate, said mechanical pump(s) shall continuously be
maintained in working order. In any case, development of subject
property shall preserve or improve the existing pattern of drainage on
abutting properties.
22. The applicant shall contact the Planning Division to arrange a Planning
12q-
inspection of the site prior to the release of occupancy/utilities. This
inspection is to confirm that the conditions of approval and code
requirements have been satisfied.
23. Transformers, backflow preventers, and any other approved above-
ground utility improvement shall be located outside of the required street
setback area and shall be screened from view, under direction of
Planning staff. Any deviation from this requirement shall be subject to
review and approval of the Development Services Director.
24. A comprehensive sign program shall be submitted for all on-site signs
(i.e., monument, directional, wall mounted) for review and approval of the
Development Services Director prior to issuance of building permits.
25. The applicant shall defend, indemnify, and hold harmless the City, its
elected and appointed officials, agents, officers and employees from any
claim, action, or proceeding (collectively referred to as "proceeding")
brought against the City, its elected and appointed officials, agents,
officers or employees arising out of, or which are in any way related to, the
applicant's project, or any approvals granted by City related to the
applicant's project. The indemnification shall include, but not be limited to,
damages, fees and/or costs awarded against the City, if any, and cost of
suit, attorney's fees, and other costs, liabilities and expenses incurred in
connection with such proceeding whether incurred by the applicant, the
City and/or the parties initiating or bringing such proceeding. This
indemnity provision shall include the applicant's obligation to indemnify the
City for all the City's costs, fees, and damages that the City incurs in
enforcing the indemnification provisions set forth in this section. City shall
have the right to choose its own legal counsel to represent the City's
interests, and applicant shall indemnify City for all such costs incurred by
City.
Eng. 26. Maintain the public right-of-way in a "wet -down" condition to prevent
excessive dust and promptly remove any spillage from the public right-of-
way by sweeping or sprinkling.
CODE REQUIREMENTS
The following list of federal, state and local laws applicable to the project has been
compiled by staff for the applicant's reference. Any reference to "City" pertains to the
City of Costa Mesa.
Ping. 1. All contractors and subcontractors must have valid business licenses to
do business in the City of Costa Mesa. Final inspections, final
occupancy and utility releases will not be granted until all such licenses
have been obtained.
2. Address assignment shall be requested from the Planning Division prior
to submittal of working drawings for plan check. The approved address of
individual units, suites, buildings, etc., shall be blueprinted on the site plan
and on all floor plans in the working drawings.
I
3. Prior to issuance of building permits, applicant shall contact the US Postal
Service with regard to location and design of mail delivery facilities. Such
facilities shall be shown on the site plan, landscape plan, and/or floor
plan.
4. Hours of construction shall comply with Section 13-279, Title 13, of the
Costa Mesa Municipal Code.
5. Two (2) sets of detailed landscape and irrigation plans, which meet the
requirements set forth in Costa Mesa Municipal Code Sections 13-101
through 13-108 and the City's Water Efficient Landscape Guidelines,
shall be required as part of the project plan check review and approval
process. Plans shall be forwarded to the Planning Division for final
approval prior to issuance of building permits.
6. Two (2) sets of landscape and irrigation plans, approved by the
Planning Division, shall be attached to two of the final building plan sets.
7. All on-site utility services shall be installed underground.
8. Installation of all utility meters shall be performed in a manner so as to
obscure the installation from view from any place on or off the property.
The installation shall be in a manner acceptable to the public utility and
shall be in the form of a vault, wall cabinet, or wall box under the direction
of the Planning Division.
9. Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
10.
Prior to approval of plans, the project shall fulfill the City of Costa Mesa
Drainage Ordinance No. 06-19 requirements.
Bldg. 11.
Comply with the requirements of the 2013 California Building Code,
2013 California Residential Code, 2013 California Electrical Code, 2013
California Mechanical Code, 2013 California Plumbing Code, 2013
California Green Building Standards Code and 2013 California Energy
Code (or the applicable adopted, California Building Code, California
Electrical Code, California Mechanical Code, California Plumbing Code,
California Green Building Standards, and California Energy Code at the
time of plan submittal or permit issuance) and California Code of
Regulations also known as the California Building Standards Code, as
amended by the City of Costa Mesa.
12.
Submit precise grading plans, an erosion control plan, and a hydrology
study.
13.
Submit a soils report for this project. Soil's report recommendations
shall be blueprinted on both the architectural and grading plans.
14.
On graded sites the top of exterior foundation shall extend above the
elevation of the street gutter at point of discharge or the inlet of an
approved discharge devise a minimum of 12 inches plus 2 percent.
2013 California Building Code Section 1808.7.4.
15. The ground immediately adjacent to the foundation shall be sloped
-131-
away from the building at a slope of not less than 5% for a minimum
distance of 10 feet measured perpendicular to the face of the wall per
BCB Section 1804.3
16. All construction contractors shall comply with South Coast Air Quality
Management District (SCAQMD) regulations, including Rule 403,
Fugitive Dust. All grading (regardless of acreage) shall apply best
available control measures for fugitive dust in accordance with Rule
403. To ensure that the project is in full compliance with applicable
SCAQMD dust regulations and that there is no nuisance impact off the
site, the contractor would implement each of the following:
a.
Moisten soil not more than 15 minutes prior to moving soil or
conduct whatever watering is necessary to prevent visible dust
emissions from exceeding 100 feet in any direction.
b.
Apply chemical stabilizers to disturbed surface areas (completed
grading areas) within five days of completing grading or apply dust
suppressants or vegetation sufficient to maintain a stabilized
surface.
c.
Water excavated soil piles hourly or covered with temporary
coverings.
d.
Water exposed surfaces at least twice a day under calm
conditions. Water as often as needed on windy days when winds
are less than 25 miles per day or during very dry weather in order
to maintain a surface crust and prevent the release of visible
emissions from the construction site.
e.
Wash mud -covered tired and under -carriages of trucks leaving
construction sites.
f.
Provide for street sweeping, as needed, on adjacent roadways to
remove dirt dropped by construction vehicles or mud, which would
otherwise be carried off by trucks departing project sites.
g.
Securely cover loads with a tight fitting tarp on any truck leaving
the construction sites to dispose of debris.
h.
Cease grading during period when winds exceed 25 miles per
hour.
Trans. 17. Construct
all proposed driveway approaches to comply with city
standards.
18. Fulfill mitigation of off-site traffic impacts at the time of issuance of
occupancy by submitting to the Planning Division the required traffic
impact fee pursuant to the prevailing schedule of charges adopted by
the City Council. The traffic impact fee is calculated including credits for
all existing uses. NOTE: The Traffic Impact Fee will be recalculated at
the time of issuance of building permit/certificate of occupancy based
upon any changes in the prevailing schedule of charges adopted by the
City Council and in effect at that time.
19. Fulfill San Joaquin Hills Transportation Corridor Fee Ordinance (if
applicable) at the time of issuance of building permit by submitting the
required fee to the Transportation Services Division. Note that the fee is
subject to revision and possible increase July 1 of each year.
32_
20. Close unused drive approaches, or portion of, with full height curb and
gutter that comply with City Standards.
21. Delivery truck gate shall be designed to prevent trucks from backing up
onto Bristol Street.
Eng. 22. At the time of development submit for approval an offsite plan to the
engineering division and grading plan to the building division that shows
sewer, water, existing parkway improvements and the limits of work on
the site, and hydrology calculations, both prepared by a registered civil
engineer or architect. Cross lot drainage shall not occur. Construction
access approval must be obtained prior to building or engineering
permits being issued by the city of costa mesa. Pay offsite plan check
fee per section 13-231 of the C.C.M.M.C. and an approved offsite plan
shall be required prior to engineering permits being issued by the City
Of Costa Mesa.
23. A construction access permit and deposit of $1,230.00 will be required
by City of Costa Mesa, engineering division prior to start of any on-site
work, necessary during construction for street sweeping and to
guarantee replacement costs in case of damage to existing public
improvements.
24. Obtain a permit from the City of Costa Mesa, engineering division, at the
time of development and then construct P.C.C. driveway approaches
per City Of Costa Mesa standards as shown on the offsite plan.
Location and dimensions are subject to the approval of the
transportation services manager. ADA compliance required for all new
driveway approaches.
25. Obtain a permit from the City Of Costa Mesa, Engineering Division, at
the time of development and then remove any existing driveways and/or
curb depressions that will not be used and replace with full height curb
and sidewalk.
26. Fulfill City Of Costa Mesa Drainage Ordinance No. 06-19 requirements
prior to approval of plans.
27. Submit to the Engineering Division a storm runoff study showing existing
and proposed facilities and the method of draining this area and
tributary areas without exceeding the capacity of any street or drainage
facility on-site or off-site to the satisfaction of the city engineer. If
possible, drain the entire site directly to the flood control channel.
Fire 28. Provide (4) Class A fire hydrants at the direction of the Fire Department.
See Fire Prevention.
29. Flammable Fuel Storage and use shall comply with California Fire
Code, 2013.
30. Provide fire sprinkler systems for all buildings per NFPA 13, 2013.
31. Provide Fire Department key access per CMFD standards.
32. Provide 12 inch address on building and at street. Address must be
--) 3-3-
visible form the street and contrast in color with its background.
33. A Fire Master Plan shall be approved by CMFD prior to formal building
submittal.
Street 34. Create not more than fifteen (15) — 4'X4' tree wells adjacent to curb and
Trees plant fifteen (15) 24" Box size Tabebuia avellanedae along Bristol
Street.
SPECIAL DISTRICT REQUIREMENTS
The requirements of the following special districts are hereby forwarded to the applicant:
Sani. 1. Applicant will be required to construct sewers to serve this project, at his
own expense, meeting the approval of the Costa Mesa Sanitary District.
2. County Sanitation District fees, fixture fees, inspection fees, and sewer
permit are required prior to installation of sewer.
3.
Applicant shall submit a plan showing sewer improvements that meets
the District Engineer's approval to the Building Division as part of the
plans submitted for plan check.
4.
The applicant is required to contact the Costa Mesa Sanitary District at
(714) 754-5307 to arrange final sign -off prior to certificate of occupancy
being released.
5.
Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for
any additional district requirements.
AQMD 6.
Applicant shall contact the Air Quality Management District (AQMD) at
(800) 288-7664 for potential additional conditions of development or for
additional permits required by AQMD.
Water 7.
Customer shall contact the Mesa Water District — Engineering Desk and
submit an application and plans for project review. Customer must obtain
a letter of approval and a letter of project completion from Mesa Water
District.
School 8.
Pay applicable Newport Mesa Unified School District fees to the Building
Division prior is issuance of building permits.
State 9.
Comply with the requirements of the California Department of Food and
Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on
the property prior to any soil movement or excavation. Call CDFA at
(714) 708-1910 for information.
EXHIBIT C
MITIGATION MONITORING PROGRAM
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RESOLUTION NO. PC -15-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF COSTA MESA DENYING PLANNING APPLICATION
PA -14-40 FOR THE RELOCATION AND EXPANSION OF
GANAHL LUMBER LOCATED AT 1100 BRISTOL STREET
THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY
RESOLVES AS FOLLOWS:
WHEREAS, an application was filed Patrick Ganahl, representing the County of
Orange, the property owner, requesting approval of the following:
Planning Application PA -14-40: The proposed project involves the development of a
6.6 acre vacant lot to accommodate the relocation of the Costa Mesa Ganahl Lumber
store to a site owned by the County of Orange and leased to Ganahl Lumber. The
existing Costa Mesa Ganahl Lumber store is located on an adjacent property to the east
and would be closed once the new store is completed. The development proposal
includes the following:
• Development Review for the construction of a 65,263 square foot building
materials retail store with administrative offices (Main Building A). A total of 286
parking spaces are proposed; 108 parking stalls would be provided on the roof of
the retail building; and 178 at -grade parking stalls would be provided throughout
the project site;
• Variance from front setback requirement for the parking lot, B Shed and Mill Shed
along Bristol Street (20 -foot setback required; 10 -foot setback proposed);
• Variance from maximum building height for the solar photovoltaic canopy and
elevator overrun on Main Building A (30 -foot maximum height allowed; 34 feet to
the solar canopy and 41 feet to the top of the elevator proposed);
• Variance from maximum building height for the B Shed (30 -foot maximum allowed;
34 feet proposed);
• Conditional Use Permit for the proposed outdoor storage yard consisting of three
sheds (B Shed, Mill Shed, and Pole Shed) totaling 40,925 square feet; and
• Planned Signing Program to allow the proposed 24 -foot high freestanding sign (12
feet allowed, 24 feet proposed).
— H-4 —
WHEREAS, a duly noticed public hearing was held by the Planning Commission
on February 23, 2015 with all persons having the opportunity to speak for and against
the proposal;
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit A, the Planning Commission hereby DENIES Planning Application
PA -14-40.
PASSED AND ADOPTED this 23rd day of February, 2015.
Chair
Costa Mesa Planning Commission
STATE OF CALIFORNIA )
) ss
COUNTY OF ORANGE )
I, Claire Flynn, Secretary to the Planning Commission of the City of Costa Mesa,
do hereby certify that the foregoing Resolution was passed and adopted at a meeting of
the City of Costa Mesa Planning Commission held on February 23, 2015 by the
following votes:
AYES: COMMISSIONERS
NOES: COMMISSIONERS
ABSENT: COMMISSIONERS
ABSTAIN: COMMISSIONERS
Claire L. Flynn, Secretary
Costa Mesa Planning Commission
EXHIBIT A
FINDINGS (DENIAL)
A. The requested variances do not comply with Costa Mesa Municipal Code Section
13-29(g)(1) in that:
Findings:
• Because of special circumstances applicable to the property, the strict
application of development standards does not deprive the property of
privileges enjoyed by others in the vicinity.
• The deviations constitute a grant of special privileges inconsistent with other
properties in the vicinity.
• The granting of the deviations will allow a use, density, or intensity which is not in
accordance with the general plan designation for the property.
B. The requested conditional use permit does not comply with Costa Mesa Municipal
Code Section 13-29(g)(2) because:
Finding: The proposed development is not compatible with developments in the
same general area and would be materially detrimental to other properties within the
area.
Finding: Granting the conditional use permit will be materially detrimental to the
health, safety and general welfare of the public or otherwise injurious to property or
improvements within the immediate neighborhood.
Finding: Granting the conditional use permit will t allow a use, density or intensity
which is not in accordance with the general plan designation for the property.
C. The information presented does not comply with Costa Mesa Municipal Code
Section 13-29(g)(8) in that:
Finding: The proposed signing is not consistent with the intent of Title 13,
Chapter VIII (Signs) and the General Plan.
Finding: The proposed signs are not consistent with each other in design and
construction — taking into account sign style and shape, materials, letter style,
colors and illumination.
Finding: The proposed signs are not compatible with the buildings and
developments they identify — taking into account materials, colors and design
motif.
Finding: Approval does constitutes a grant of special privilege or allow
substantially greater overall visibility than the standard ordinance provisions allow.
D. The Costa Mesa Planning Commission has denied Planning Application PA-14-
1-19--
40. Pursuant to Public Resources Code Section 21080(b) (5) and CEQA
Guidelines Section 15270(a) CEQA does not apply to this project because it has
been rejected and will not be carried out.
E. The project is exempt from Chapter IX, Article 11, Transportation System
Management, of Title 13 of the Costa Mesa Municipal Code.
-M-.
ATTACHMENT 2
APPLICANT'S PROJECT DESCRIPTION
7 October 2014
City of Costa Mesa
Development Services Department
77 Fair Drive
Costa Mesa, CA 92628
Attn: Mel Lee, Senior Planner
RE: New Ganahl Lumber Project
1100 South East Bristol St.
Costa Mesa, CA 92626
ONYX Project No. P13043
SUBJECT: Application for Entitlement
Dear Mr. Lee,
On behalf of Ganahl Lumber, Onyx Architects is pleased to submit an Application for Entitlement for the
above referenced project. The Costa Mesa Administrative Adjustment application form along with a
complete list of enclosed documents is located herein. Additionally, you will find the requested copies of
all documents per submittal instruction.
Background.
The project site is owned by County of Orange which intends to lease the land to Ganahl Lumber to allow
development of its new retail sales and construction product supply center. Ganahl is relocating its
operations from the site directly to the East to the new site and building a state -of -the art building
materials center. Ganahl was selected by the County through a formal submittal process in the fall of
2013 and Ganahl's proposal was deemed to be the best fit for the site and for the City of Costa Mesa.
The project site is currently not occupied. The most recent use of the site was for storage of
miscellaneous items including recreational vehicles and household items. It has been unoccupied for
several years.
Project Description:
The project anticipates the development of a 6.60 acre parcel of land near the 73 and 55 Freeway
crossing; address referenced above. The proposed use as a retail outlet of building products is consistent
with C1 -Local Business zoning classification identified by the City of Costa Mesa for local business and
sales. The site will also be used for open warehousing of building products and limited product finishing
(milling of wood) on a portion of the site. There are no proposed changes in use from its current operation
on Ganahl's existing site; the use will be the same.
ONYX ARCHITECTS
316 NORTH SIERRA MADRE BLVD, PASADENA, CALIFORNIA 91 107
V 626.405.8001 F 626.405.8150
:�115c)
Mel Lee, Senior Planner
New Ganahl Lumber Store — Costa Mesa
07 Oct 2014
Pape 2
The Project Includes:
Building A is the site's main retail building with seven product centers: Window and Doors; Hardwoods;
Tools — Hand tools and Power tools; Plumbing; Electrical, Lighting; Hardware, Finish Hardware and Paint
& Stains. Ganahl caters to the general public and professional contractors with large educational displays
that show windows, doors and other larger -scale building components in actual construction settings.
Additionally there are staff taking over-the-counter and phone orders; private offices, and other
associated spaces. Building A also has an operations section for marshalling orders for customer pickup
and facilities to support the management of the product/material storage yard. It has a main level and a
mezzanine level, and there is rooftop parking for 108 cars and a structure support system for solar
photovoltaic panels used to supplement and offset Ganahl's electrical usage. Total area of Building A is
68,500 SF.
Building B is an open-air, single story, 32,000 SF covered lumber storage shed with racking system. It
has a wide central aisle to promote material transfer and placement.
Pole Shed is an open-air, single story, 6,600 SF covered lumber storage shed with racking system.
The Mill is a 4,200 SF milling plant for custom shaping of wood material. The at -grade shop is covered by
an open sided structure. It also has a dust collection system located adjacent to the structure
Site Features include:
Customer and staff parking: Parking for 286 cars has been designed. This includes 178 spaces
on grade and 108 spaces on top of Building A. The minimum amount required is 263 spaces.
Energy Conservation: All structures and sheds on-site are open are and require not energy to
heat and cool. Building A will be mainly a naturally ventilated building and will only engage air-
conditioning in extreme conditions. The site lighting and the general lighting in Building A will be LED
electronic controlled lighting and will exceed the 2014 Title 24 energy standards.
Energy Generation: The project anticipates the use of solar photovoltaic electrical panels
located on both roofs of Building A and Building B. Along with the anticipated wind generator system
planned alongside Building B, the total energy generated will be used to help reduce peak demand and
dependence on electricity created by fossil fuels.
Water retention and reuse: The parking surface has designated areas to allow for percolation
and ground water recharge. Also, a water capturing system to gather rain water, then filter and distribute
to landscape areas on site will be employed.
Landscaping: Landscape materials will be drought resistant vegetation along with
native trees and shrubs that work with the coastal conditions. Irrigation system will be supplied with
captured rainwater and fed to irrigation locations by gravity. Total land area assigned for landscape is
nearly 16,000 SF.
Open-air product racking and storage: The rear part of the site is largely used for open product and
specialized racking system storage. The yard is designed for efficiency and will be kept neat and orderly.
ONYX ARCHITECTS
.-IS[-
Mel Lee, Senior Planner
New Ganahl Lumber Store — Costa Mesa
07 Oct 2014
Page 3
Signage: The project anticipates the installation of three wall signs and potentially a ground sign
at the main customer entrance.
Project Schedule:
The schedule anticipates the start of construction on or before June 2015 and open for business a year
later.
We believe this entitlement submittal is complete. However, should you need additional information or
clarification on any topic, please reach out at any time.
Sincerely,
ONY*ARCHITECTS, INC.
Dale W. Brown
Principal in Charge
ncc/document
enclosure: Application for Entitlement
cc: Patrick Ganahl — Ganahl Construction
Brad Satterfield — Ganahl Lumber
Mike Shumaker — Ganahl Lumber
ONYX ARCHITECTS
SZ-
County of Orange
California
James Campbell
Land Development Manager
County Executive Office
333 W. Santa Ana Blvd.
Third Floor
Santa Ana, California
92701-4062
September 29, 2014
Mr. Gary Armstrong
Economic and Development Services Director
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
Subject: Ganahl as Project Applicant for Flood Control District Property at 1100 S.
Bristol Street
Dear Mr. Armstrong:
On behalf of the County of Orange and the Orange County Flood Control District, I
authorize Ganahl Lumber Company, represented by Mr. Patrick Ganahl, Mr. Mike
Shumaker, and Mr. Brad Satterfield to serve as the project applicant and submit plans for
proposed improvements to 1100 S. Bristol Street. Ganahl Lumber Company will be serving
as the project applicant and submitting a planning application to the City of Costa Mesa.
The County of Orange and Orange County Flood Control District have been keeping in
continual communications with Ganahl Lumber Company.
We have reviewed the plans that Ganahl prepared, last dated August 7, 2014. Since then,
the County is aware that Ganahl has been in the process of preparing a planning
application package that includes the site plan that the County reviewed in August. Any
substantial revisions to the site plan through the City's review process would need to be
reviewed by the County to confirm that the Orange County Flood Control District's channel
access requirements are maintained and not compromised by the proposed site plan,
should the plans need to be revised.
The County acknowledges that Ganahl Lumber Company's site plan includes property that
is owned by Caltrans, located along the northerly area of the site. On August 8, 2014, the
County submitted an application and request for Caltrans to decertify the subject
property. Currently, Caltrans is still reviewing the County's decertification request.
Please feel free to contact Channary Gould at 714-667-4980 or me at 714-667-9673 if you
have any questions. We look forward to working with the City on this project.
Si fte-e,Lei y,
rp4s Campbi
nd Development Manager
Tei: (714) 834-6200
Fax: (714) 834-3018
Web: www.ocgov.com _
ATTACHMENT 3
SITE PHOTOS OF EXISTING AND
PROPOSED SITES
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PLANNING COMM/SS/ON
SUPPLEMENTAL MEMORANDUM
MEETING DATE: FEBRUARY 23, 2015
ITEM NUMBER: -PR
R—Z
SUBJECT: PLANNING APPLICATION PA -14-40 FOR THE EXPANSION AND RELOCATION OF
GANAHL LUMBER COSTA MESA TO 1100 BRISTOL STREET
DATE: FEBRUARY 20, 2015
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER A,�
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.lee@costamesaca.gov
The purpose of this memo is to advise the Planning Commission of three additional
conditions of approval as suggested by the Transportation Services Division, the City
Arborist of the Public Services Division, and the City Attorney's Office:
Trans. 27. Design and construct the improvements required for providing a
signalized access to the project site at the intersection of Bristol Street
and Newport Boulevard Northbound. The applicant will be responsible
for procuring all applicable permits and approvals from Caltrans and
City of Costa Mesa prior to beginning of construction.
Street 28. Trees within the 10 -foot landscape setback along the Bristol Street
Trees frontage shall complement the tabebuia avellanedae street trees
required to be planted within the public right-of-way per Code
Requirement number 34. The applicant shall contact the City Arborist
for preferred tree types and additional information.
29. Prior to issuance of a building permit, applicant shall remit
documentation verifying the approval of: (a) Required encroachment
permit from the California Department of Transportation (Caltrans) and
(b) Ground lease from the Orange County Flood Control District. The
Development Services Director may modify/extend the timing of the
required submissions as necessary.
Also attached is the response to comments for the two letters received during the
comment period for the IS/MND for the project.
Distribution: Director of Economic & Development Services/Deputy CEO
Assistant Development Services Director
Senior Deputy City Attorney
Public Services Director
City Engineer
I(
0 —
Transportation Services Manager
Fire Protection Analyst
Staff (6)
File (2)
Ganahl Lumber Distribution List
Ganahl Lumber
Attn: Patrick Q. Ganahl
14072 Stratton Way
Santa Ana, CA 92705
Ganahl Lumber
Attn: Mike Shumaker
1275 South Bristol Street
Costa Mesa, CA 92626
Ganahl Lumber
Attn: Brad Satterfield
1275 South Bristol Street
Costa Mesa, CA 92626
Oynx Architects
Attn: Robert Carpenter
316 North Sierra Madre Boulevard
Pasadena, CA 91107
Oynx Architects
Attn: Dale Brown, AIA
316 North Sierra Madre Boulevard
Pasadena, CA 91107
County of Orange
County Executive Office
Attn: Channary Gould
333 W. Santa Ana Boulevard, 3rd Floor
Santa Ana, CA 92701
LSA Associates, Inc.
Attn: Ryan Bensley
20 Executive Park, Suite 200
Irvine, CA 92614
LSA Associates, Inc.
Attn: Ashley Davis
20 Executive Park, Suite 200
Irvine, CA 92614
ECORP Consulting Inc.
Attn: Freddie Olmos
215 North Street
Redlands, CA 92374
Peter Nagahvi
In Focus Consultants
418 Avenida Salvador
San Clemente, CA 92672
,-/ (a- 3
LS
A
LSA ASSOCIATES, INC.
20 EXECUTIVE PARK, SUITE 200
IRVINE, CALIFORNIA 92614
Iun90VK6 ff.1 Nff1_1WUI
DATE: February 20, 2015
BERKELEY FRESNO RIVERSIDE
949.553,0666 TEL CARLSBAD PALM SPRINGS ROCKLIN
949.553,8076 FAX FORT COLLINS PT. RICHMOND SAN LUIS OBISPO
To: Mel Lee, AICP, Senior Planner, City of Costa Mesa
Ca Claire L. Flynn, AICP, Assistant Development Services Director, City of Costa Mesa
FROM: Ryan Bensley, Senior Environmental Planner, LSA Associates, Inc.
SUBJECT: Responses to Comments on the Initial Study/Mitigated Negative Declaration
Prepared for the Ganahl Lumber Hardware Store and Lumber Yard Project (Planning
Application No. PA -14-40)
This memorandum provides a summary of the comments received by the City of Costa Mesa during
the public review period or immediately thereafter for the Draft Initial Study/Mitigated Negative
Declaration (IS/MND) for the Ganahl Lumber Hardware Store and Lumber Yard Project (proposed
project). The purpose of this memorandum is to address all comments received by the City of Costa
Mesa (City) from public agencies regarding the environmental information and analyses contained in
the Draft IS/MND.
As required by the California Environmental Quality Act (CEQA) Guidelines (State CEQA
Guidelines) Section 15087, a Notice of Completion (NOC) of the Draft IS/MND for the proposed
project was filed with the State Clearinghouse on January 22, 2015, and the Notice of Intent (NOI) to
Adopt an MND was filed with the County of Orange (County) Clerk on January 23, 2015.
The Draft IS/MND was circulated for public review for a period of 30 days, from January 23, 2015,
to February 22, 2015. The NOI and/or copies of the Draft IS/MND were distributed to all Responsible
Agencies and to the State Clearinghouse in addition to various public agencies, citizen groups, and
interested individuals. Copies of the Draft IS/MND were also made available for public review at the
City's Public Counter, the Mesa Verde Library, and the Costa Mesa/Donald Dungan Library, and on
the City's website.
A total of 2 comment letters were received during the public review period or immediately thereafter.
Both comment letters were submitted by local agencies.
As described in CEQA Guidelines Section 15074(b), "[p]rior to approving a project, the decision-
making body of the lead agency [in this case, the City's Planning Commission], shall consider the
proposed... mitigated negative declaration together with any comments received during the public
review process. The decision-making body shall adopt the proposed... mitigated negative declaration
only if it finds on the basis of the whole record before it (including the initial study and any comments
received), that there is no substantial evidence that the project will have a significant effect on the
environment and that the... mitigated negative declaration reflects the lead agency's independent
judgment and analysis."
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LSA ASSOCIATES, INC.
Although the City is not required by CEQA to respond to the comments submitted on the Draft
IS/MND, a summary of each comment is provided below along with a draft response.
The following is an index list of the agencies, organizations, and individuals that commented on the
Draft IS/MND. Each comment letter received is indexed with a number below.
Comment Code
I Signatory I Date
Local Agencies
L-1 Cit of Santa Ana -January26, 2015
L-2 I Orange County Public Works February 11, 2015
Draft responses to each of the comment letters are provided herein. The City's responses to each
comment letter immediately follow each letter and are referenced by the index numbers in the
margins.
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MAYOR
Miguel A. Pulido
MAYOR PRO TEM
Vincent F. Sarmiento
COUNCILMEMBERS
Angelica Amezcua
P. David Benavides
Michele Martinez
Roman Reyna
Sal Tinajero
January 26, 2015
Claire Flynn, Asst.
City of Costa Mesa
77 Fair Drive
CITY OF SANTA ANA
PLANNING & BUILDING AGENCY
20 Civic Center Plaza
P.O. Box 1988 . Santa Ana, California 92702
www.santa-ana.org/pba
Development Services Director
Costa Mesa, CA 92628
.6.
,n
L-1
CITY MANMER
David Cavezos
CITY ATT@RNEY
Sonia R. rvalho
CLERK OF THE COUNCIL
Maria D. Hulzar
Subject: Ganahl Lumber Costa Mesa Relocation Project (Planning Application No, PA -
14 -40
Dear Ms. Flynn:
Thank you for the opportunity to comment on this project. Although we have no
comments at this time, we look forward to updates as the project progresses. For L-1-1
questions, you may contact Hally Soboleske, Associate Planner at (714) 647-5842 or at
hsoboleske@santa-ana.org.
Sincerely,
Hally Soboleske
Associate Planner
HS:
Hs/correspondence/150112_GanahlMltNeg Dec.docx
C: Ivan Orozco, Assistant Planner
SANTA ANA CITY COUNCIL
Miguel A. Pulido Vincent F. Sarmlenlo Michele Martinez Angellca Amezcua P. David Benavides Roman Reyna Sal TinaJero
Mayor Mayor Pro Tem, Ward 1 Ward 2 Ward 3 Ward 4 Ward 5 Ward 6
MPulldokr�sanla-ana.org VSarmlentoftsenla-ena.oro MMartlnezCdlsante-ana.gM AAmezcuai
LSA ASSOCIATES, INC.
CITY OF SANTA ANA
LETTER CODE: L-1
DATE: January 26, 2015
RESPONSE L-1-1
This comment indicates that the City of Santa Ana does not have any comments on the Draft Initial
Study/Mitigated Negative Declaration (IS/MND) at this time.
This comment has been noted. No response is necessary.
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IV
PublileWorks
Integrity, Accountability, Service, Trust
Shane L. Silsby, Director
Memorandum
DATE: February 11, 2015
L-2
TO: Claire Flynn, City of Costa Mesa Development Services
(claire.flynn@costamesaca.gov)
FROM: Hossein Ajideh, Chief, OC Infrastructure Programs/OC Flood Support/Hydrology
SUBJECT: Initial Study/ Notice to Adopt Mitigated negative Declaration for the Ganahl
Lumber Hardware Store and Lumber Yard project, City of Costa Mesa
In response to your request, Hydrology Section of OC Public Works/OC Infrastructure Programs
reviewed the submitted document and offer the following comments:
1. It appears the east side of the proposed project area is adjacent to Santa Ana -Delhi
Channel (F01). All work (if any) within or adjacent to any OCFCD right-of-way for
regional flood control facilities should be conducted so as not to adversely impact
channel's structural integrity, hydraulic flow conditions, access and maintainability.
Furthermore, all work within OCFCD's right-of-way should be conducted only after an
encroachment permit for the proposed work has been obtained from the County. For
information regarding the permit application process and other details please refer to
the County Property Permit Section link on OC Planning's website
http://ocplanning.net/. Technical reviews and approvals for the proposed work will be
accomplished within the permit process.
If you have any questions regarding these comments, please contact me at (714) 245-4503.
Ho ein Ajideh
5:\Flood Program\Hydrology\Anna Brzezicki\NCL, EIR\2015\Log # 698 NOP to Adopt MND for Gana hl Lumber Hardware Store
and Yard, City of Costa Mesa.doc
300 N. Flower Street, Santa Ana, CA 92703
P.O. Box 4048, Santa Ana, CA 92702-4048
LD *__ (Oct 8
— [69-
L-2-1
www. ocpublicworks.com
714 667.8800 1 Info@OCPW.orgov.corn
LSA ASSOCIATES, INC.
ORANGE COUNTY PUBLIC WORKS
LETTER CODE: L-2
DATE: February 11, 2015
RESPONSE L-2-1
This comment notes that all work within or adjacent to any Orange County Flood Control District
(OCFCD) right-of-way for regional flood control facilities should be conducted so as not to adversely
impact the structural integrity, hydraulic flow conditions, access and maintainability of the Santa
Ana -Delhi Channel. The comment also notes that an encroachment permit should be obtained from
the County prior to any work within OCFCD's right-of-way and provides information regarding the
County's permit application process.
This comment has been noted. As noted in Chapter 2.0, Project Description, of the Draft IS/MND, the
proposed project would allow the OCFCD to continue to access and maintain the Santa Ana -Delhi
Channel beneath the project site. As described in Section 3.9, Hydrology and Water Quality, of the
Draft IS/MND, the Santa Ana Delhi Channel would not be affected by the proposed project. Although
no project -related work is anticipated within OCFCD's right-of-way, the City acknowledges that the
Applicant would be required to obtain an encroachment permit from the County prior to conducting
such work, if it should become necessary for any reason. No further response is necessary.
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LS
A
LSA ASSOCIATES, INC.
20 EXECUTIVE PARK, SUITE 200
IRVINE, CALIFORNIA 926[4
ffuIusT KOM\_ 2 � ,�
DATE: February 23, 2015
BERKELEY FRESNO RIVERSIDE
949.553.0666 TEL CARLSBAD PALM SPRINGS ROCKLIN
949.553.8076 FAX FORT COLLINS PT. RICHMOND SAN LUIS OBISPO
TO: Mel Lee, AICP, Senior Planner, City of Costa Mesa
CC: Claire L. Flynn, AICP, Assistant Development Services Director, City of Costa Mesa
FROM: Ryan Bensley, Senior Environmental Planner, LSA Associates, Inc.
SUBJECT: Responses to Additional Comments on the Initial Study/Mitigated Negative
Declaration Prepared for the Ganahl Lumber Hardware Store and Lumber Yard
Project (Planning Application No. PA -14-40)
Following the distribution of a Supplemental Memorandum to the Planning Commission on Friday,
February 20, 2015, the City of Costa Mesa (City) received one additional comment letter regarding
the Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the Ganahl Lumber Hardware
Store and Lumber Yard Project (proposed project). The purpose of this supplemental memorandum is
to address this additional comment letter regarding the environmental information and analyses
contained in the Draft IS/MND.
As required by the California Environmental Quality Act (CEQA) Guidelines (State CEQA
Guidelines) Section 15087, a Notice of Completion (NOC) of the Draft IS/MND for the proposed
project was filed with the State Clearinghouse on January 22, 2015, and the Notice of Intent (NOI) to
Adopt an MND was filed with the County of Orange (County) Clerk on January 23, 2015.
The Draft IS/MND was circulated for public review for a period of 30 days, from January 23, 2015,
to February 22, 2015. The NOI and/or copies of the Draft IS/MND were distributed to all Responsible
Agencies and to the State Clearinghouse in addition to various public agencies, citizen groups, and
interested individuals. Copies of the Draft IS/MND were also made available for public review at the
City's Public Counter, the Mesa Verde Library, and the Costa Mesa/Donald Dungan Library, and on
the City's website.
As described in CEQA Guidelines Section 15074(b), "[p]rior to approving a project, the decision-
making body of the lead agency [in this case, the City's Planning Commission], shall consider the
proposed... mitigated negative declaration together with any comments received during the public
review process. The decision-making body shall adopt the proposed... mitigated negative declaration
only if it finds on the basis of the whole record before it (including the initial study and any comments
received), that there is no substantial evidence that the project will have a significant effect on the
environment and that the... mitigated negative declaration reflects the lead agency's independent
judgment and analysis."
Although the City is not required by CEQA to respond to the comments submitted on the Draft
IS/MND, a summary of each comment is provided below along with a draft response.
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—190—
1072 Bristol Partners, LP I-1
1072 Bristol Street, Suite 100
Costa Mesa, CA 92626
February 19, 2015
VIA E-MAIL & FACSIMILE
Claire Flynn, Asst. Development Services Director
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92628
Re: Comment to Initial Study/Mitigated Negative Declaration for the
proposed Ganahl Lumber Project
Dear Ms. Flynn:
I am an owner representative of the ownership of 1072 Bristol Street. Our
property is across Bristol from the proposed Mega Ganahl Lumber project. 1
We are not being provided with adequate information about this giant project right
across the street. What is referred to as "The Initial Study/Mitigated Negative
Declaration" does not come close to addressing the many impacts of the Mega Ganahl. A
great deal of it is false. What remains is inadequate. The "conclusions" asserted are not
made in good faith.
The "analysis" regarding land use is based on many wrong assumptions. A
fundamental wrong assumption is that the Mega Ganahl is permitted under the City's I-1-3
zoning. It does not come close.
The traffic "analysis" is also totally inadequate and seems to be purposefully so. It
fails to address the traffic impacts on the south side of Bristol. I-I-�
1460456,1
The aesthetics "analysis" is also not adequate.
S'7/-V4,
ely,
Joseph . Miller
---Iq'-
i.sA .assoCi.Arrs, ivc.
1072 BRISTOL PARTNERS, LP
LETTER CODE: I-1
DATE: February 19, 2015
RESPONSE I-1-1
This comment explains that the commenter represents 1072 Bristol Partners, LP, the owner of 1072
Bristol Street, which is located across Bristol from the project site.
Comment noted.
RESPONSE I-1-2
This comment claims that the Draft Initial Study/Mitigated Negative Declaration (IS/MND) does not
contain adequate information about the proposed project, fails to address the proposed project's
environmental impacts, and contains false information.
The commenter appears to suggest that the proposed project would result in impacts related to
environmental topic areas without providing any basis for their claims. The commenter also appears
to be unfamiliar with the CEQA-mandated scope of environmental review and the concept of
thresholds of significance.
In accordance with CEQA Guidelines Section 15204(c), [r]eviewers should explain the basis for their
comments, and should submit data or references offering facts, reasonable assumptions based on
facts, or expert opinion supported by facts in support of the comments. CEQA Guidelines Section
15204(c) also states that effects shall not be considered significant in the absence of substantial
evidence. Therefore, because the commenter fails to provide any facts or evidence in support of the
claims included in their comments, such comments are considered to be personal opinions and no
further response is required by the City.
As described on page 1 of the Draft IS/MND, "[t]he purpose of this Initial Study (IS)/Mitigated
Negative Declaration (MND) is to evaluate the potential environmental impacts that would occur as a
result of construction and the subsequent operation of the Ganahl Hardware Store and Lumber
Yard...," as required by CEQA. Pursuant to CEQA Guidelines Section 15382, a "significant impact"
or "significant effect" means "a substantial, or potentially substantial, adverse change in any of the
physical conditions within the area affected by the project." For each environmental impact issue
analyzed, the Draft IS/MND includes a detailed explanation of the existing conditions, thresholds of
significance that will be applied to determine whether the project's impacts are significant or less than
significant, analysis of the environmental impacts against established thresholds, and a determination
of whether the project would have a significant impact if implemented.
A proper understanding and application of thresholds of significance is an essential part of the CEQA
process. Thresholds of significance are identifiable quantitative, qualitative, or performance level
metrics for a particular environmental effect, which form the basis of conclusions of significance in
the Draft IS/MND. While public agencies in California are free to adopt their own significance
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LSA ASSOCATGS, INC,
thresholds, most agencies, including the City of Costa Mesa, rely on the significance thresholds
included in Appendix G of the State CEQA Guidelines. In addition, the City has adopted its own
format for Initial Study and Initial Study Checklist forms. For each environmental topic analyzed in
the Draft IS/MND, the measured impacts of the project were evaluated against the significance
thresholds for that topic. In this manner, the Draft IS/MND presented a qualitative or quantitative
impact discussion for each applicable environmental topic.
The Draft IS/MND was prepared in a manner consistent with professional industry standards. Chapter
2.0, Project Description, of the Draft IS/MND contains a detailed description of the proposed
project's various design elements, including the height and square footage of the proposed project's
structures, floorplans, elevations, and renderings, and information regarding the operational
characteristics of the proposed project.
This comment does not explain the basis for their claim that the Draft IS/MND contains false
information. Therefore, the City is unable to respond to the commenter's claims regarding the alleged
inclusion of false information in the document.
RESPONSE I-1-3
This comment asserts that the land use analysis in the Draft IS/MND is based on many wrong
assumptions and claims that the proposed project is not permitted under the City's Zoning Ordinance.
As described in Section 3.10, Land Use/Planning, of the Draft IS/MND, the Zoning Ordinance
designation for the project site is C1 (Local Business). The C1 zoning designation allows for a variety
of commercial and industrial land uses, including hardware stores and the retail sale of building
supplies, which are applicable to the proposed project.
Further, as described in Table 3.10.A of the Draft IS/MND, the proposed project would be consistent
with all applicable City development standards set forth in the City's Zoning Ordinance for the C1
zoning designation; however, as described in Table 3.10.A, the proposed project would require
variances from the maximum height limit of two stories/30 feet in the C 1 zone to allow a maximum
height of 41 feet related to the elevator/stairwell overrun, and 34 feet for the solar roof canopy, B
Shed, and the roof -deck parking level. In addition, a Planned Sign Program would be required to
allow a proposed sign height of 25 feet, which is higher than the maximum 12 -foot height allowed by
the development standards contained in the City's Zoning Ordinance. With approval of such
variances, the proposed project would be consistent with the City's Zoning Code.
The proposed project would be a compatible use subject to a Conditional Use Permit (CUP) that
would allow for a hardware store and outdoor storage yard in an area zoned for commercial uses.
These uses are similar to the uses at the existing Ganahl hardware store and lumber yard adjacent to
the project site. With approval of the CUP and Development Review, the proposed project would be
consistent with applicable goals and policies outlined in the City's General Plan and development
standards outlined in the City's Zoning Code. Therefore, implementation of the proposed project
would not result in conflicts with any applicable land use plan, policy, or regulation applicable to the
project.
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--193-
L',A .4SSOC[ArES. INC
This comment does not explain the basis for their claim that the land use analysis in the Draft
IS/MND is based on wrong assumptions. Therefore, the City is unable to respond to the commenter's
claims regarding the assumptions in the document.
RESPONSE I-1-4
This comment claims that the traffic analysis in the Draft IS/MND is intentionally inadequate and
fails to address the traffic impacts on the south side of Bristol Street.
Section 3.16, Transportation/Traffic, of the Draft IS/MND analyzes whether the proposed project
would result in significant environmental impacts related to traffic and transportation. As described
above in the Response to Comment I-1-2, the environmental impact analysis contained in the Draft
IS/MND is based on the thresholds included in Appendix G of the State CEQA Guidelines. Other
than claiming that the traffic analysis fails to address the traffic impacts on the south side of Bristol
Street, this comment fails to explain why the analysis included in Section 3.16 of the Draft IS/MND
is inadequate. The traffic analysis evaluated traffic impacts at three existing study intersections along
Bristol Street (Southbound Newport Boulevard at Bristol Street, Northbound Newport Boulevard at
Bristol Street, and Red Hill Avenue/Santa Ana Avenue at Bristol Street). These key locations were
selected for evaluation based on discussions with City staff and in consideration of the Orange
County Congestion Management Program. The traffic impact analysis considered potential increases
in traffic volumes and delay at each of the legs of the study intersections. Therefore, the impact
analysis considered the potential for traffic impacts to occur along both northbound and southbound
Bristol Street in the vicinity of the project site.
RESPONSE I-1-5
This comment asserts that the aesthetics analysis contained in the Draft IS/MND is inadequate.
Section 3. 1, Aesthetics, of the Draft IS/MND analyzes whether the proposed project would result in
significant environmental impacts related to aesthetics, including scenic vistas, scenic resources,
visual character, or light or glare sources. As described above in the Response to Comment 1-1-2, the
environmental impact analysis contained in the Draft IS/MND is based on the thresholds included in
Appendix G of the State CEQA Guidelines. This comment fails to explain why the analysis included
in Section 3.1 of the Draft IS/MND is inadequate. No further response is required.
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`Ir7-1