02-22-17 CUP 419 & 420 W. Brenna Lane
TO: Chair Gladson and
Members of the Planning Commission
THRU: Anna Pehoushek
Assistant Community Development Director
FROM: Monique Schwartz
Assistant Planner
SUBJECT
PUBLIC HEARING: Conditional Use Permit No. 3024-16 and Minor Site Plan No. 0862-16 for
the property located at 419 W. Brenna Lane, and Conditional Use Permit 3025-16 and Minor Site
Plan No. 0863-16 for the property located at 420 W. Brenna Lane for shared parking and building
height exceeding the height limit of the Light Manufacturing zone by 2 feet – 8 inches when
adjacent to a residential zone.
SUMMARY
The applicant proposes
This Staff Report inclu This Staff Report includes two simultaneous development proposals by the same applicants for
adjacent properties located at 419 and 420 W. Brenna Lane. The project descriptions are described
below:
419 W. Brenna Lane
4The applicant44 419 W. Brenna Lane: A proposal to allow for a 5,442 square foot expansion to an existing 9,904
square foot industrial building, 22 feet – 8 inch building height, shared access and parking with 420
W. Brenna Lane, and related site improvements. The height of the building addition would exceed
the limit of the Light Manufacturing zone when adjacent to a residential zone by 2 feet – 8 inches.
420 W. Brenna Lane: A proposal to allow for a 9,520 square foot expansion of an existing 11,232
square foot industrial building, shared access and parking with 419 W. Brenna Lane, and related site
improvements.
A Conditional Use Permit is being requested for both the shared parking and additional building
height. The facilities associated with the two properties will serve a single business use.
RECOMMENDED ACTIONS
Adopt Planning Commission Resolution Nos. PC 01-17 and PC 02-17 entitled:
Planning Commission
Agenda Item
February 22, 2017
Planning Commission Staff Report
February 22, 2017
Page 2
RESOLUTION NO. PC 01-17:
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING CONDITIONAL USE PERMIT NO. 3024-16,
AND MINOR SITE PLAN NO. 0862-16 TO ALLOW FOR A
5,442 SQUARE FOOT EXPANSION TO AN EXISTING 9,904
SQUARE FOOT INDUSTRIAL BUILDING, 22 FEET – 8 INCH
BUILDING HEIGHT ADJACENT TO RESIDENTIAL ZONE,
SHARED ACCESS AND PARKING WITH 420 W. BRENNA
LANE, AND RELATED SITE IMPROVEMENTS LOCATED
AT 419 W BRENNA LANE
RESOLUTION NO. PC 02-17:
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING CONDITIONAL USE PERMIT NO. 3025-16,
AND MINOR SITE PLAN NO. 0863-16 TO ALLOW FOR A
9,520 SQUARE FOOT EXPANSION TO AN EXISTING 11,232
SQUARE FOOT INDUSTRIAL BUILDING, SHARED ACCESS
AND PARKING WITH 419 W. BRENNA LANE, AND
RELATED SITE IMPROVEMENTS LOCATED AT 420 W.
BRENNA LANE
AUTHORIZATION/GUIDELINES
Orange Municipal Code (OMC) Tables 17.08.020 and 17.20.080.b, and Sections 17.08.020B.2a,
17.10.030.C, 17.10.060.D, and 17.34.100 authorize the Planning Commission to review and take
action on the subject applications.
PUBLIC NOTICE
On February 9, 2017, the City posted the subject sites, and sent a Public Hearing Notice to a total of
115 property owners/tenants within a 300-foot radius of the project sites and persons specifically
requesting notice.
ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed projects are categorically exempt from the provisions of
the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301
(Class 1- Existing Facilities) because each consists of the construction of an addition (< 10,000 SF
in urbanized area) to an existing building where all necessary public services are available and
where the area is not environmentally sensitive. There is no environmental public review required
for a Categorical Exemption.
Planning Commission Staff Report
February 22, 2017
Page 3
PROJECT BACKGROUND
Applicants: Walter and Eric Froemke
Property Owners: Walter and Eric Froemke
Property Locations: 419 and 420 W. Brenna Lane
Existing General Plan
Land Use Element designation:
Light Industrial (LI)
Existing Zoning
Classification:
M-1 (Light Manufacturing)
Old Towne: No
Specific Plan/PC: No
Site Size: 419 W. Brenna Lane: 0.66 Acres (28,236 square feet)
420 W. Brenna Lane: 0.74 Acres (32,223 square feet)
Circulation: One shared ingress/egress driveway located along the east side
of the properties at the terminus of W. Brenna Lane, and shared
interior drive aisle.
Existing conditions: 419 W. Brenna Lane:
A 9,904 square foot industrial building utilized as a warehouse
facility for automotive parts, 20 parking spaces, trash enclosure
and related on-site improvements.
420 W. Brenna Lane:
A 11,232 square foot industrial building utilized as a warehouse
for automotive parts, 23 parking spaces, trash enclosure and
related on-site improvements.
Surrounding land uses
and Zoning:
The property to the north is zoned R-3 (Residential Multiple
Family) and developed with a three-story apartment complex,
properties to the south and east are zoned M-1 (Light
Manufacturing)/M-2 (Industrial) and developed with industrial
buildings, properties to the west are zoned M-1 (Light
Manufacturing) and developed with the rail road right-of-way
and industrial buildings.
Previous
Applications/Entitlements:
419 W. Brenna Lane:
March 17, 2003: Planning Commission approved CUP 2441-03
to allow indoor retail sales of automobiles in conjunction with
the operation of an auto restoration and repair facility for
collectable and classic cars.
May 21, 2007: Planning Commission approved CUP 2644-07
to allow retail automobile sales in the M-1 zone.
Planning Commission Staff Report
February 22, 2017
Page 4
420 W. Brenna Lane:
No previous entitlements located
PROJECT DESCRIPTION
The applicant pThe proj
As a preliminary step and requirement of the proposed projects, the applicant completed a Lot Line
Adjustment (No. LL-2016-01) in order to merge the subject parcels with recently acquired 40 foot
wide rail road right-of-way parcels, located along the west property lines. As a result of the lot
merge, the total project site area for 419 W. Brenna Lane is 28,236 sq. ft. (.66 acres), and the total
site area for 420 W. Brenna Lane is 32,223 square feet (.74 acres).
419 W. Brenna Lane:
The applicant proposes a 5,442 square foot addition to an existing 9,904 square foot industrial
building, for a total building area of 15,346 square feet. The existing building is currently utilized
as a warehouse facility for an automotive parts supply business and will continue such use after the
building expansion. The interior configuration of the existing building will remain the same with an
entrance lobby, two (2) offices, two (2) restroom facilities and open warehouse space. The new
addition will be configured to contain one (1) restroom facility and open warehouse space. The
expanded building will have a total of 1,086 square feet of office area and 14,260 square feet of
warehouse area. The main entrance to the building will be located on the south elevation, adjacent
to the southeast corner of the building, three (3) entrance/exit doors will be located on the south and
west elevations, and three (3) roll-up utility doors will be located on the south and west sides of the
building.
The exterior architecture of the building addition will have a flat roof that will match the
contemporary design of the existing building, sandblasted concrete wall panels, and metal exit/
utility doors. Because the subject property is located within 50 feet of a residential zone to the
north, Orange Municipal Code Section 17.20.080 limits the height of the building addition to 20
feet; however, Section 17.20.080.b, allows additional building height with approval of a Conditional
Use Permit. The applicant proposes a building height of 22 feet – 8 inches in order for the addition
to match the height of the existing building, appear seamless, and provide a uniform appearance.
The building addition, including new entry/exit doors, and roll-up utility doors will be painted in a
light gray and white color scheme that will match the existing building.
Proposed site improvements include a 30 foot wide shared access driveway and interior drive aisle,
14 parking spaces (8 Code required spaces and 5 surplus spaces), a double bin trash enclosure
located at the southwest corner of the property, new 6 foot tall combination masonry and wrought
iron fencing along the north and west perimeter boundaries, new water efficient landscape planters,
and existing planters that will be replanted and refreshed to match the new landscaping.
Planning Commission Staff Report
February 22, 2017
Page 5
420 W. Brenna Lane:
The applicant proposes a 9,520 square foot addition to an existing 11,232 square foot industrial
building, for a total building area of 20,752 square feet. The existing building is currently utilized
as a warehouse facility for an automotive parts supply business and will continue such use after the
building expansion. The existing interior building configuration will remain the same, with an
entrance lobby, two (2) offices, two (2) restroom facilities, and open warehouse space. The new
addition will be configured to contain one (1) restroom facility and open warehouse space. The
expanded building will have a total of 810 square feet of office area and 19,942 square feet of
warehouse area. The main entrance to the building will be located on the north elevation, adjacent
to the northeast corner of the building, three (3) entrance/exit doors will be located on the north and
west elevations, and three (3) roll-up utility doors will be located on the north and west sides of the
building.
The exterior architecture of the building addition will have a flat roof that will match the
contemporary design of the existing building, sandblasted concrete wall panels, and metal exit/
utility doors. The building addition, including new entry/exit doors, and roll -up utility doors will be
painted in a light gray and white color scheme to match the existing building.
Proposed site improvements include a 30 foot wide shared access driveway and interior drive aisle,
five (5) parking spaces, a double bin trash enclosure located at the northwest corner of the property,
new 6 foot tall combination masonry and wrought iron fencing along the south and west perimeter
boundaries, new water efficient landscape planters, and existing planters that will be replanted and
refreshed to match the new landscaping.
The project also includes a request for shared access and parking for both parcels. The property
located at 419 W. Brenna Lane requires a total of eight (8) parking spaces, and 14 spaces have been
provided. There is a surplus of six (6) parking stalls. The property located at 420 W. Brenna Lane
requires a total of 10 parking spaces, and five (5) spaces have been provided. This property will be
sharing five (5) surplus stalls located on the 419 W. Brenna Lane property. There will be one (1)
surplus parking space provided for both properties. Parking calculations are included below:
Office Warehouse Total Floor
Area
Code
Requirement
Parking
Required
Parking
Provided
420 W.
Brenna
Lane
810 sq. ft.
(< 25% of
gross floor
area)
19,942 sq. ft. 20,752 sq. ft. .5 spaces/
1,000 sq. ft. of
gross floor area
(warehouse use)
10 5
419 W.
Brenna
Lane
1,086 sq. ft.
(< 25% of
gross floor
area)
14,260 sq. ft. 15,346 sq. ft. .5 spaces/
1,000 sq. ft. of
gross floor area
(warehouse use)
8 14
Total: 18 19
Planning Commission Staff Report
February 22, 2017
Page 6
The warehouse facilities on both properties are utilized for the same business operation and share
the same characteristics. Each has five employees, and the buildings are not open to the public.
The hours of operation are Monday through Friday from 7:00 a.m. to 5:00 p.m.
In order to ensure that adequate access and on-site parking will be available for both 419 and 420
W. Brenna Lane, a condition of approval has been included requiring a recorded document
stipulating the reservation of the sites for access, circulation, and parking purposes for the duration
of the use, prior to the issuance of building permits.
Development Standards
Requirement Proposed Code Section
Building Height Maximum of 20 feet when
located within 50 feet of a
residential district. Additional
building height may be
permitted with Conditional Use
Permit approval.
419 W. Brenna Lane: 22
feet – 8 inches
(With Conditional Use
Permit approval)
420 W. Brenna Lane:
22 feet – 8 inches
Table
17.18.080, and
17.18.080(b)
Fence height May exceed 6 feet outside of
front yard setback and when
side yard is not adjacent to a
public street.
6 feet tall 17.20.100.B
and C
Floor Area Ratio
(FAR)
Maximum 1.0 419 W. Brenna Lane: .54
420 W. Brenna Lane: .64
General Plan
Land Use
Element
Landscaping
Front – 10 feet when adjacent
to a local street.
Combined Parking Areas:
10%
15 Trees and 5 gallon shrubs
N/A - existing
10%
15 Trees and 5 gallon
shrub material
Table 17.20.090
17.34.130.H
17.34.130.H
Parking
(Warehouse
Over 10,000
square feet)
419 W. Brenna Lane: 8 spaces
420 W. Brenna Lane: 10 spaces
Total: 18 spaces
14 spaces
5 spaces
Total: 19 spaces
17.34.060
Setback, Front
along Brenna
Lane
419 W. Brenna Lane: 10 feet
420 W. Brenna Lane: 10 feet
Existing: 10 feet
Existing: 35 feet
Table 17.20.090
Setback, Rear 419 W. Brenna Lane: 0 feet 36 feet – 4 inches Table 17.20.090
Planning Commission Staff Report
February 22, 2017
Page 7
(along rail road
right-of-way)
420 W. Brenna Lane: 0 feet
16 feet – 9 inches
Setback, Interior
Side
419 W. Brenna Lane: 0 feet
420 W. Brenna Lane: 0 feet
0 feet –north side
38 feet – south side
39 feet – north side
1 foot – 6 in. – south side
Table 17.20.090
APPLICATION(s) REQUESTED / REQUIRED FINDINGS
Conditional Use Permits: The applicant is requesting approval of Conditional Use Permit
applications for shared parking for 419 and 420 W. Brenna Lane and a 22 feet – 8 inch building
height adjacent to a residential zone for 419 W. Brenna Lane.
Required Findings:
1. A Conditional Use Permit shall be granted upon sound principles of land use and in
response to services required by the community.
2. A Conditional Use Permit shall not be granted if it will cause deterioration of bordering
land uses or create special problems for the area in which it is located.
3. A Conditional Use Permit must be considered in relationship to its effect on the
community or neighborhood plan for the area in which it is located.
4. A Conditional Use Permit, if granted, shall be made subject to those conditions
necessary to preserve the general welfare, not the individual welfare of any particular
applicant.
Minor Site Plans: The applicant is requesting approval of Minor Site Plan applications for
additions to existing industrial buildings and related site improvements for 419 and 420 W. Brenna
Lane.
Required Findings:
1. The project design is compatible with surrounding development and neighborhoods.
2. The project conforms to City development standards and any applicable special design
guidelines or specific plan requirements.
3. The project provides for safe and adequate vehicular and pedestrian circulation, both on-
and off-site.
4. City services are available and adequate to serve the project.
5. The project has been designed to fully mitigate or substantially minimize adverse
environmental effects.
Planning Commission Staff Report
February 22, 2017
Page 8
REQUIRED INFORMATION FOR SHARED PARKING
Pursuant to Orange Municipal Code Section 17.34.100 Parking Requirements for Shared Use, the
owner or lessee of any property may apply for a conditional use permit to establish shared parking
facilities. The application shall be considered by the Planning Commission, subject to review of the
following information:
A. The applicant shall provide a description of the proposed and existing uses and the project
relationship to the surrounding area:
The applicant has provided Attachment 4 “Statements of Explanation” that describe the
proposed uses of the properties and relation to the surrounding areas. The applicant has
fulfilled this code obligation.
B. The applicant shall provide an assessment of the square footage and/or number of
rooms/seats for all uses within the project:
The applicant has provided Attachment 6 “Parking Demand Analysis” which includes the
business hours of operation, number of employees, building square footage, parking
calculations, and characteristics of the business use for properties located at 419 and 420 W.
Brenna Lane. Both expanded warehouse facilities will require a total of 18 parking spaces,
and 19 spaces have been provided. There will be a total of 10 employees utilizing both
properties between the hours of 7:00 a.m. and 5:00 p.m., Monday through Friday, and the
buildings will not be open to the public. The applicant has fulfilled the intent of this code
obligation.
C. The applicant shall provide an assessment of the peak parking demand times for each use,
the proximity to mass transit, and the impact of on-site market support:
The applicant has provided Attachment 6 “Parking Demand Analysis” which, combined
with operational observations, is the basis for staff to determine that the peak parking
demand for 419 and 420 W. Brenna Lane would be tied to the maximum number of
employees, days and hours of operation, and characteristics of the business use. There are a
total of 10 employees that work between the hours of 7:00 a.m. to 5:00 p.m., Monday
through Friday and the buildings are not open to the public. The existing business uses
(warehouse facilities for automobile parts) on both properties will remain the same. Code
requires a combined total of 18 parking stalls and 19 stalls have been provided, leaving a
surplus of one (1) stall. The actual number of stalls utilized during business hours would be
10 for existing employees. In addition, there is a bus stop (Glassell-Wilson) located on
North Glassell Street, less than one-quarter mile from the subject properties. There would
be no on-site market support for the shared parking facilities since the only uses that would
benefit are the warehouse facilities for the automotive parts supply business.
Planning Commission Staff Report
February 22, 2017
Page 9
D. The applicant shall calculate the peak parking demand for each use, including peak hours of
a weekday or evening, and/or weekend:
The applicant has provided Attachment 6 “Parking Demand Analysis” which, combined
with operational observations, is the basis for staff to determine that peak parking demand
would be tied to the maximum number of employees, days and hours of business operation,
and characteristics of the business use. Since the existing business (warehousing of
automobile parts) is the only business use that will be utilizing the combined parking at 419
and 420 W. Brenna Lane between the hours of 7:00 a.m. and 5:00 p.m., the peak parking
demand is defined by the business type and its code obligated parking requirement, which is
a total of 18 parking spaces for both properties or any other standard established by the
Planning Commission.
E. The applicant shall sum hourly parking demands, as calculated above, to arrive at a total
peak hour parking demand volume:
The applicant has provided Attachment 6 “Parking Demand Analysis” which, combined
with operational observations, is the basis for staff to determine that peak parking demand
would be tied to the maximum number of employees, days and hours of business operation,
and characteristics of the business use. Since the existing business (warehousing of
automobile parts) is the only business use that will be utilizing the combined parking at 419
and 420 W. Brenna Lane between the hours of 7:00 a.m. and 5:00 p.m., the peak parking
demand is defined by the business type and its code obligated parking requirement, which is
a total of 18 parking spaces for both properties or any other standard established by the
Planning Commission.
ANALYSIS/STATEMENT OF THE ISSUES
Issue 1: Code Required Parking versus Actual Parking Need
The subject properties require a total of 18 parking spaces, and 19 spaces have been provided.
There are a total of ten (10) employees that work between the hours of 7:00 a.m. to 5:00 p.m.,
Monday through Friday and the buildings are not open to the public. The business use (warehouse
facility for automobile parts) will remain the same. The actual number of parking spaces utilized
for both properties would be 10, based on the combined total of employees and the fact that the
business is not open to the public. Therefore, Staff believes that the proposed parking arrangement
will adequately serve the sites.
Issue 2: Building Height for Building Addition at 419 W. Brenna Lane
The Orange Municipal Code limits building heights in the Light Manufacturing zone to 20 feet,
when adjacent to a residential zone; however, the applicant is proposing a building addition that will
match the height of the existing building (22 feet – 8 inches) to provide a seamless and integrated
design. When the industrial building was originally constructed, the height was in conformance
Planning Commission Staff Report
February 22, 2017
Page 10
with the zoning regulations; however, as a result of the 2010 General Plan update and in response to
providing affordable housing options within the Lemon Street Corridor Focus Area, the property to
the north was up-zoned from Light Manufacturing (M-1) to Residential Multi-family (R-3), which
now makes the height of the existing industrial building legal non-conforming. In addition, the
existing three-story multiple family residential apartment complex to the north exceeds the building
height of the existing industrial building. Staff believes that the height of the proposed building
addition will appear seamless and match the architecture and height of the existing building. The
project will also be consistent with surrounding development in its massing, scale, design and
function. Staff believes that the proposed building height will not have a negative impact on the
adjacent residential property or other adjacent properties.
ADVISORY BOARD RECOMMENDATION
Streamlined, Multi-Disciplined, Accelerated Review Team:
The Streamlined, Multi-Disciplined, Accelerated Review Team (SMART) considered the projects
on June 22, 2016, October 19, 2016 and on November 30, 2016, and recommended approval of the
proposals subject to conditions, all of which are listed herein.
ATTACHMENTS/EXHIBITS
Attachments to Report:
1. Planning Commission Resolution No. PC 01-17
2. Planning Commission Resolution No. PC 02-17
3. Vicinity map
4. Applicant’s Statements of Explanation
5. Recorded Lot Line Adjustment No. LL-2016-01
6. Parking Demand Analysis for 419 and 420 W. Brenna Lane
7. Material Boards
8. Colored Elevations
9. Site Photos
Exhibits:
A. Submitted Plans (date stamped January 30, 2017)
cc: Ken Hultgren
419 W. Brenna Lane
Orange, CA 92867
Walter Froemke and Eric Froemke
419 W. Brenna Lane
Orange, CA 92867
N:\CDD\PLNG\Applications\Conditional Use Permits\CUP 3024-16, CUP 3025-16 Froemke Industrial Additions\PC Staff Report.doc