04-17-17 MJSP Simply Self Storage 1600 N. Glassell St.
TO: Chair Glasgow and
Members of the Planning Commission
THRU: Anna Pehoushek
Assistant Community Development Director
FROM: Monique Schwartz
Assistant Planner
SUBJECT
PUBLIC HEARING: Major Site Plan Review No. 0871-16 and Design Review No. 4871-16 -
Simply Self Storage, located at 1600 N. Glassell Street.
SUMMARY
The applicant proposes
The applicant proposes to demolish two existing industrial buildings and related accessory structure
in order to construct a 156,654 square foot, three-story, self-storage facility and related site
improvements.
RECOMMENDED ACTIONS
Adopt Planning Commission Resolution No. PC 05-17 entitled:
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING MAJOR SITE PLAN REVIEW NO. 0871-16 AND
DESIGN REVIEW NO. 4871-16 TO DEMOLISH ALL
EXISTING BUILDINGS IN ORDER TO CONSTRUCT A
156,654 SQUARE FOOT, THREE-STORY, SELF STORAGE
FACILITY AND RELATED SITE IMPROVEMENTS
LOCATED AT 1600 N. GLASSELL STREET
Planning Commission
Agenda Item
April 17, 2017
Planning Commission Staff Report
April 17, 2017
Page 2
AUTHORIZATION/GUIDELINES
Orange Municipal Code (OMC) Table 17.08.020, and Sections 17.08.020B.2a, 17.10.060.E,
17.10.070.B authorize the Planning Commission to review and take action on the subject
applications.
PUBLIC NOTICE
On April 6, 2017, the City posted the subject site, and sent a Public Hearing Notice to a total of 85
property owners/tenants within a 300-foot radius of the project site and persons specifically
requesting notice.
ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15332 (Class
32) because it consists of a project that can be characterized as in-fill development meeting the
following criteria: (1) the project is consistent with the General Plan designation and all applicable
General Plan policies as well as with applicable Zoning designation and regulations, (2) the
proposed development occurs within City limits on a project site of no more than five acres
substantially surrounded by urban uses, (3) the project site has no value as habitat for endangered,
rare or threatened species, (4) approval of the project would not result in any significant effects
relating to traffic, noise, air quality or water quality, and (5) the site can be adequately served by all
required utilities and public services. There is no environmental public review required for a
Categorical Exemption.
PROJECT BACKGROUND
Applicants: KSP Studio / Amelia Anan
Property Owners: SS Orange Glassell, LLC / Brandon Dickens
Property Locations: 1600 N. Glassell Street
Existing General Plan
Land Use Element designation:
Light Industrial (LI) (1.0 FAR Max.)
Existing Zoning
Classification:
Light Manufacturing (M-1)
Old Towne: No
Specific Plan/PC: No
Site Size: 180,338 square feet (4.14 acres)
Circulation: Two existing ingress/egress driveways located along the
Glassell Street frontage.
Existing conditions: The north portion of the site is occupied by a trucking business
and is developed with two industrial buildings and an attached
covered carport. The south portion of the site is located within a
Planning Commission Staff Report
April 17, 2017
Page 3
Southern California Edison utility easement, is occupied by a
commercial nursery business, and is developed with a shed
structure.
Surrounding land uses
and Zoning:
Properties to the north and south are zoned Light Manufacturing
(M-1) and developed industrial buildings, properties to the east
are zoned Single Family Residential, 7000 square feet (R-1-7)
and are developed with single family residences, and properties
to the west are zoned Industrial (M-2) and are developed with
the rail road right-of-way and industrial buildings.
Previous
Applications/Entitlements:
No previous entitlements located.
PROJECT DESCRIPTION
The applicant pThe proj
The applicant proposes to demolish two existing industrial buildings and related accessory structure
in order to construct a new 156,654 square foot, privately owned, three-story self-storage facility
and related site improvements on a 4.14 acre site. The proposed three-story building will be
situated on the north portion of the property. The south portion of the property lies within an
existing utility easement that is owned and operated by the Southern California Edison (SCE)
Company and cannot be developed because of the presence of overhead high voltage power lines.
The project proposes required parking, emergency, and trash vehicle access and circulation within
the easement area. It is important to note that the project is contingent upon SCE approval for the
improvement and use of the easement area. To ensure that SCE approval is obtained, a condition of
approval is included that requires SCE approval of the project prior to the issuance of grading and
building permits. In addition, the applicant has submitted an “At Risk” letter (Attachment 4) to the
City Planning Division, acknowledging that a new project and new entitlements would be required
if SCE approval is not obtained for the project.
The building is irregular in shape due to the configuration of the lot and measures approximately
240 feet long, 240 feet wide and 41 feet tall. The proposed floor area ratio (FAR) is .87, which
meets the intent of the maximum FAR requirements set forth in the General Plan. The interior of
the building will be configured to contain a 1,247 square foot retail store on the first floor, located at
the northeast corner of the building. The retail store also serves as the main entrance to the facility
and will have a reception area, retail display area for moving/storage supplies, management office,
break room, storage room and restroom facility. There are two elevator lobbies with associated
loading areas, located on the north and south sides of the building. There will be approximately
1,173 storage units ranging in size from 25 - 300 square feet on all three floors.
The three-story building height maintains compatibility of scale with nearby industrial and
residential uses. As proposed, the design of building meets the minimum development
requirements for the M-1 zoning district.
The exterior of the building displays a contemporary design, with a flat roof line and metal panel
cladding around the windows on the northeast corner and east elevations. Additional exterior
Planning Commission Staff Report
April 17, 2017
Page 4
façade details include: combination split face/precision masonry block at the base of the building,
plastered walls with square grid reveals, painted accent trim band at roof line, aluminum storefront
system with spandrel glazing, metal canopies, faux windows on north, south and east elevations,
faux metal door displays on northeast and southeast corners (metal roll-up doors that are used on
each storage unit that are hung on the walls and can be seen through the windows for visual
interest), and wall mounted down lights on the north, south, and west elevations.
Proposed site improvements include one public ingress/egress point located at the northeast corner
of the site along Glassell Street, with a gated entry located approximately 105 feet west of the
driveway approach. A separate gated access point is located along Glassell Street for storage
facility parking, loading and unloading, SCE service vehicles, and emergency and trash vehicles.
This access point will be locked at all times and controlled with a key pad and a “knox -box” lock
that is easily accessible to the City’s safety personnel. The site has been configured to
accommodate the minimum code required parking of six (6) spaces (however 19 spaces have been
provided), loading zones, emergency and trash vehicle turn-around on the south side of the building,
and adequate on-site circulation. A new concrete masonry, double bin trash enclosure will be
located adjacent to the southwest corner of the building. The enclosure exterior and metal doors
will match the exterior of the new storage facility building. New perimeter fencing will be provided
along the north, south and west perimeter boundaries. Signage for the project is conceptual only
and not part of this proposal.
The applicant’s consultant, LOS Engineering Inc. Traffic and Transportation has prepared and
submitted a Traffic Analysis Letter (Attachment 9) for the project. Staff, in consultation with the
City’s Traffic Engineer, has determined that no project access or traffic impacts are anticipated as a
result of the project.
Landscape planters are proposed along the entire Glassell Street frontage, along the perimeter
boundaries, adjacent to the trash enclosure and required parking spaces. The conceptual landscape
plans indicate the minimum number and sizes of trees, shrubs, and ground cover that will be
distributed throughout the various planters on the site. A meandering combination of water efficient
ground cover, flowering plants, and shrubs offer a hierarchy of plant material, accent, and texture
along the Glassell Street frontage. Trees are placed in clusters of three on both sides of the center
faux window façade along the Glassell Street frontage on the north half of the property, while trees
are not permitted within the SCE easement area on the south half of the property.
Additional architectural, site and landscape details are included in the attached Design Review
Committee staff reports (Attachments 6 and 8).
The storage facility business will typically have two employees on site and maintenance staff on an
as needed basis. The facility hours of operation will be:
Gate/Building access: Monday through Sunday: 6:00 a.m. to 10:00 p.m.
Office Hours: Monday through Friday: 9:30 a.m. to 6:00 p.m.
Saturday: 8:30 a.m. to 5:00 p.m.
Sunday: 10:00 a.m. to 2:00 p.m. or
12:00 p.m. to 4:00 p.m.
Planning Commission Staff Report
April 17, 2017
Page 5
Development Standards
Requirement Proposed Code Section
Building Height Maximum of 45 feet.
Additional building height may
be permitted provided the
building is setback from the
nearest property line a distance
equal to the height of the
building, or with a Conditional
Use Permit
37-41 feet Table 17.20.080,
and
17.18.080(a), (b)
Fence height May exceed 6 feet outside of
front yard setback and when
side yard is not adjacent to a
public street.
5 foot chain link fence
on north, south and east
property lines; 5 foot
wrought iron fence with
gate along Glassell
Street frontage (south
half of property)
17.20.100.B and
C
Floor Area Ratio
(FAR)
Maximum 1.0 .87 General Plan
Land Use
Element
Landscaping
Front – 20 feet when adjacent
to an arterial street
Combined Parking Areas:
10%
64 Trees
(calculated on north portion
of site only):
(16) 24” box
(48) 15 gallon
N/A - existing
10.5 %
64 Trees:
(16) 24” box
(48) 15 gallon
Table 17.20.090
17.34.130.H
17.18.160
Parking
(retail store)
6 spaces 19 spaces
Table
17.34.060.B
Setback, Front
along Glassell
Street
20 feet 20 feet
Table 17.20.090
Setback, Rear
(along rail road
right-of-way)
0 feet
9 feet - 10 feet 4 inches Table 17.20.090
Setback, Interior
Side
0 feet
60 feet –north side
278 feet – south side
Table 17.20.090
Planning Commission Staff Report
April 17, 2017
Page 6
APPLICATION(s) REQUESTED / REQUIRED FINDINGS
Major Site Plan Review: The applicant is requesting approval of a Major Site Plan Review
application to demolish two existing industrial buildings and accessory structure in order to
construct a new 156.654 square foot, three-story self-storage facility and related site improvements.
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.
Design Review: The applicant is requesting approval of a Design Review application for the
design of the building and site layout, including landscaping.
Required Findings:
1. In the Old Town Historic District, the proposed work conforms to the prescriptive
standards and design criteria referenced and/or recommended by the Design Review
Committee or other reviewing body for the project.
2. In any National Register Historic District, the proposed work complies with the
Secretary of the Interior’s standards and guidelines.
3. The project design upholds community aesthetics through the use of an internally
consistent, integrated design theme and is consistent with all adopted specific plans,
applicable design standards and their required findings.
4. For infill residential development, as specified in the City of Orange infill residential
design guidelines, the new structure(s) or addition are compatible with the scale,
massing, orientation, and articulation of the surrounding development and will preserve
or enhance existing neighborhood character.
ANALYSIS/STATEMENT OF THE ISSUES
The proposal as currently submitted complies with the Orange Municipal Code, including, but not
limited to the industrial development standards, parking, and landscape standards. Staff believes
that the project proposal is generally appropriate for the location and for the site. The contemporary
Planning Commission Staff Report
April 17, 2017
Page 7
building design and scale complement the eclectic character of the industrial and residential
development in the area and the proposed landscaping provides the Glassell Street frontage with a
hierarchy of plant material that softens the building mass and scale, as well as screens on-site
parking. Overall, the proposed project presents an integrated design that provides a renewed,
updated, and improved appearance to the site and to the surrounding community.
ADVISORY BOARD RECOMMENDATION
Streamlined, Multi-Disciplined, Accelerated Review Team:
The Streamlined, Multi-Disciplined, Accelerated Review Team (SMART) considered the project on
August 17, 2016, October 19, 2016, November 30, 2016, and on January 4, 2017 recommended
approval of the project subject to conditions, all of which are listed herein.
Design Review Committee:
The Design Review Committee reviewed the subject proposal at the February 15, 2017 and March
15, 2017 meetings of the Committee and recommended that the Planning Commission approve the
project subject to staff recommended conditions of approval, plus two additional conditions
recommended by the Committee. The staff report and minutes are included as Attachments 6
through 9 of this report.
ATTACHMENTS/EXHIBITS
Attachments to Report:
1. Planning Commission Resolution No. PC 05-17
2. Vicinity map
3. Applicant’s Letter of Explanation
4. Applicant’s “At Risk” Letter
5. Traffic Analysis Letter by LOS Engineering Inc.
6. Design Review Committee Staff Report dated February 15, 2017
7. Design Review Committee Meeting Minutes dated February 15, 2017
8. Design Review Committee Staff Report dated March 15, 2017
9. Design Review Committee Meeting Minutes dated March 15, 2017
Exhibits:
A. Submitted Plans (date stamped March 17, 2017)
B. Material Board (to be provided at meeting)
Planning Commission Staff Report
April 17, 2017
Page 8
cc: KSP Studio
Attn: Amelia Anan
23 Orchard Road
Lake Forest, CA 92630
SS Orange Glassell, LLC
Attn: Brandon Dickens
7505 W. Sand Lake
Orlando, FL 32819
N:\CDD\PLNG\Applications\Major Site Plan\MJSP 0871 Simply Self Storage\PC\Staff Report.doc