Agenda Item
Planning Commission
Item #: 5.2. 7/17/2023 File #: 23-0441
TO: Chair and Members of the Planning Commission
THRU: Anna Pehoushek, Assistant Community Development Director FROM: Robert Garcia, Senior Planner
1. SUBJECT
Public Hearing: Conditional Use Permit (CUP) No. 3137-21, Major Site Plan Review (MJSP) No. 1039-21, Design Review (DRC) No. 5028-21, Environmental Impact Report (EIR) No. 1870-20, and associated Mitigation Monitoring Program.
2. SUMMARY
The applicant is proposing the demolition of an existing 40,000 square foot (SF) manufacturing facility and site redevelopment with a 57,900 SF truck terminal that includes 52,900 SF of warehouse space, 5,000 SF of office space, and an accessory 5,400 SF maintenance building.
3. RECOMMENDED ACTION
Adopt Planning Commission Resolution No. 10-23 entitled:
A Resolution of the Planning Commission of the City of Orange approving Conditional Use Permit No. 3137-21, Major Site Plan Review No. 1039-21, Design Review No. 5028-21, and Environmental Impact Report No. 1870-20 to demolish an existing 40,000 square foot (SF) manufacturing facility and site redevelopment with a 57,900 SF truck terminal that includes 52,900 SF of warehouse space, 5,000 SF of office space, and an accessory 5,400 SF maintenance building, located at 534 W. Struck Avenue.
4. AUTHORIZING GUIDELINES
Orange Municipal Code (OMC) Sections 17.08.020, 17.10.030.C, 17.10.060.E, and 17.13.030 authorize the Planning Commission to review and take action on the subject applications. Table
17.08.020 - Reviewing Bodies of the OMC states that when more than one type of application is filed for a single project, the application requiring the highest level of approval shall dictate the review process for the entire group of applications. Therefore, the Planning Commission is acting as the recommending body on all applications for the project to the City Council.
5. PROJECT BACKGROUND
Applicant: Prologis L.P., Maggie Xu, Director of Project Management Property Owner Prologis L.P.
Property Location 534 W. Struck Avenue
Existing General Plan Land Use
Element Designation
Light Industrial (Max 1.0 Floor Area Ratio (FAR))
Existing Zoning Classification Industrial Manufacturing (M-2) Old Towne No
Specific Plan/PC No
Site Size 9.94 acres
Circulation Vehicular access to the site would be provided via two driveways along the site’s northern border along Struck Avenue. areas.
Existing Conditions Until the end of 2020 the site was occupied by Nursery Supplies, Inc., a manufacturer of plastic nursery planting pots. Current site improvements consist of an approximate 40,000 SF concrete tilt-up building, and parking. The project site contains ornamental landscaping along the site’s frontage at Struck Avenue.
Surrounding Land Uses and
Zoning
North: The property to the north of the site on the opposite side of Struck Avenue, is zoned for Public Facility uses and includes the City of Orange Public Works Department Facilities Division and related corporation yard and the Homeless Navigation Center (HUB).
Additionally, an affordable multi-family residential development project is currently under construction on the property immediately north of the HUB on a site that was formally part of the City’s corporation yard. East: The property to the east of the site on the opposite side of the railroad tracks, is zoned for Industrial and Light Industrial uses. This area contains industrial buildings and a storage yard containing various vehicles and storage facilities. South/West:
The properties to the immediate south and west are zoned for Light Industrial uses and include several industrial and commercial businesses.
Previous
Applications/Entitlements
Conditional Use Permit No. 1190 was approved on February 11, 1982, to allow use of a trailer as a temporary office for recreational vehicle storage.
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Item #: 5.2. 7/17/2023 File #: 23-0441
Applicant: Prologis L.P., Maggie Xu, Director of Project Management Property Owner Prologis L.P.
Property Location 534 W. Struck Avenue
Existing General Plan Land Use
Element Designation
Light Industrial (Max 1.0 Floor Area Ratio (FAR))
Existing Zoning Classification Industrial Manufacturing (M-2) Old Towne No
Specific Plan/PC No
Site Size 9.94 acres
Circulation Vehicular access to the site would be provided via two driveways along the site’s northern border along Struck Avenue. areas.
Existing Conditions Until the end of 2020 the site was occupied by Nursery Supplies, Inc., a manufacturer of plastic nursery planting pots. Current site improvements consist of an approximate 40,000 SF concrete tilt-up building, and parking. The project site contains ornamental landscaping along the site’s frontage at Struck Avenue.
Surrounding Land Uses and
Zoning
North: The property to the north of the site on the opposite side of Struck Avenue, is zoned for Public Facility uses and includes the City of Orange Public Works Department Facilities Division and related corporation yard and the Homeless Navigation Center (HUB).
Additionally, an affordable multi-family residential development project is currently under construction on the property immediately north of the HUB on a site that was formally part of the City’s corporation yard. East: The property to the east of the site on the opposite side of the railroad tracks, is zoned for Industrial and Light Industrial uses. This area contains industrial buildings and a storage yard containing various vehicles and storage facilities. South/West:
The properties to the immediate south and west are zoned for Light Industrial uses and include several industrial and commercial businesses.
Previous
Applications/Entitlements
Conditional Use Permit No. 1190 was approved on February 11, 1982, to allow use of a trailer as a temporary office for recreational vehicle storage.
6. PROJECT DESCRIPTION
The project involves the demolition of the existing 40,000 SF manufacturing facility and complete redevelopment of the project site. The project would also include the removal of the existing unused Burlington Northern & Santa Fe (BNSF) railroad spur located on the east side of the site. The site would then be redeveloped with a 57,900 SF truck terminal, that includes 52,900 SF of warehouse space, 5,000 SF office space, and an accessory 5,400 SF maintenance building. The proposed building would be up to 45 feet in height and include 84 loading dock doors. The project would provide 62 automobile parking stalls, 15 in excess of the required parking. Additionally, the project would provide 188 trailer parking stalls. The building would operate 24 hours a day, 7 days a week. It is anticipated that the facility would employ a total of 60 to 130 employees over the work shifts.
Development of the project would enhance the existing industrial character of the site and surrounding area with new modern building elevations, new landscaping, hardscape, other on-site improvements, and street frontage improvements. Development of the truck terminal would replace the existing building with a new modern concrete tilt-up building. Additional details about the City of Orange Printed on 7/13/2023Page 2 of 6
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Item #: 5.2. 7/17/2023 File #: 23-0441
the existing building with a new modern concrete tilt-up building. Additional details about the architectural and landscape design can be found in the Design Review Committee (DRC) staff reports and development plans (Attachments 3 and 5). The 84 loading dock doors are distributed between the east and west elevations. The 45-foot tall building would be setback 10 feet from Struck Avenue. A maintenance building at the southeast portion of the property would be constructed behind the facility, out of sight from public views. The building would consist of concrete tilt-up panels with pre-finished flush metal panels.
Exterior lighting would be installed on-site, as necessary, for safety and security. Decorative architectural lighting would also be installed to accent building entries as focal points throughout the site.
An 8-foot high tubular steel fence along the site’sperimeter would enclose the proposed building, parking area, truck court, and loading dock area. The fence would also serve as a safety feature to secure the site and employees given the continuous operational characteristics of the use.
Development Standards
Required Proposed Code Section
Building Height 45 feet or 3-stories 42 feet, 1-story 17.20.080 and General Plan, Land
Use Element
Floor Area Ratio (FAR) 1.0 FAR 0.15 FAR General Plan, Land Use Element
Setback, Front 10 feet (when adjacent to a
local street)
80 feet Truck Terminal 730
feet Maintenance
17.20.090
Setback, Rear 0 feet 125 feet Truck Terminal 0
feet Maintenance
17.20.090
Setback, West Side 0 feet 197 feet Truck Terminal
360 feet Maintenance
17.20.090
Setback, East Side 0 feet 254 feet Truck Terminal 93
feet Maintenance
17.20.090
Parking (non-
residential)
47 passenger vehicle
parking spaces
62 passenger vehicle
parking spaces. 166 trailer
parking spaces
Table 17.34.060.B
Loading area (non-
residential)
10 X 60 feet: For industrial
uses, loading areas shall be
located to provide adequate
maneuvering area between
loading doors and parking
stalls, as determined by site
plan review.
10 X 60 Feet provided in
the loading dock area.
17.34.160 and 17.34-
180
Landscaping (non-
residential) Guideline
Benchmarks
Interior side and rear yards:
4 feet or, when adjacent to
perpendicular parking, 6
feet; 125 trees required
throughout the site, 25
percent of required trees
need to be 24-inch box and
75 percent need to be in 15
gallon containers; Trash
Enclosures: require a 4-foot
wide landscaped planter on
at least two sides.
Landscaping is not
proposed within the
loading dock area, as it
would interfere with the
trailer parking areas. 78
trees provided including
four 48” box trees, six 36”
box trees, 68 24” box trees,
and five 15 gallon trees;
Trash Enclosures: 4-foot
wide landscaping on two
sides.
Landscaping
Guidelines
Fence height Front Yard Setback: Along
non-arterial streets, open
fences may be up to 6 feet
in height. All Other Areas:
Fences and walls 8 feet in
height.
8 feet along the entire
perimeter. A site
assessment for additional
height was submitted for
review by the Community
Development Director.
17.12.070
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Item #: 5.2. 7/17/2023 File #: 23-0441
Required Proposed Code Section
Building Height 45 feet or 3-stories 42 feet, 1-story 17.20.080 and General Plan, Land
Use Element
Floor Area Ratio (FAR) 1.0 FAR 0.15 FAR General Plan, Land Use Element
Setback, Front 10 feet (when adjacent to a
local street)
80 feet Truck Terminal 730
feet Maintenance
17.20.090
Setback, Rear 0 feet 125 feet Truck Terminal 0
feet Maintenance
17.20.090
Setback, West Side 0 feet 197 feet Truck Terminal
360 feet Maintenance
17.20.090
Setback, East Side 0 feet 254 feet Truck Terminal 93
feet Maintenance
17.20.090
Parking (non-
residential)
47 passenger vehicle
parking spaces
62 passenger vehicle
parking spaces. 166 trailer
parking spaces
Table 17.34.060.B
Loading area (non-
residential)
10 X 60 feet: For industrial
uses, loading areas shall be
located to provide adequate
maneuvering area between
loading doors and parking
stalls, as determined by site
plan review.
10 X 60 Feet provided in
the loading dock area.
17.34.160 and 17.34-
180
Landscaping (non-
residential) Guideline
Benchmarks
Interior side and rear yards:
4 feet or, when adjacent to
perpendicular parking, 6
feet; 125 trees required
throughout the site, 25
percent of required trees
need to be 24-inch box and
75 percent need to be in 15
gallon containers; Trash
Enclosures: require a 4-foot
wide landscaped planter on
at least two sides.
Landscaping is not
proposed within the
loading dock area, as it
would interfere with the
trailer parking areas. 78
trees provided including
four 48” box trees, six 36”
box trees, 68 24” box trees,
and five 15 gallon trees;
Trash Enclosures: 4-foot
wide landscaping on two
sides.
Landscaping
Guidelines
Fence height Front Yard Setback: Along
non-arterial streets, open
fences may be up to 6 feet
in height. All Other Areas:
Fences and walls 8 feet in
height.
8 feet along the entire
perimeter. A site
assessment for additional
height was submitted for
review by the Community
Development Director.
17.12.070
7. ANALYSIS AND STATEMENT OF THE ISSUES
The project has been designed to comply with the development standards of the M-2 zone with the exception of the landscape guidelines and to be compatible with the adjacent surrounding development and uses. The proposed contemporary building design and scale complement the character of the area. Overall, the proposed project presents an integrated design that provides a renewed, updated, and improved appearance to the site and to the surrounding community.
Topic 1 Landscaping:
Based on the City’sLandscape Guidelines the benchmark calculation for tree quantity, 125 trees are recommended for the project site. The revised proposal includes 78 trees, which is short of the benchmark for the site. Landscaping is not proposed along the east, south, and west perimeter beyond the security gates, as it would interfere with the trailer parking areas located along the perimeter of the site. However, landscaping does include drought tolerant trees on the south side corner areas at the rear of the property.
The DRC reviewed the proposal and made a recommendation of approval with conditions designed to alleviate the lack of landscaping on the site. Conditions of Approval No 18-24, in Resolution No.
PC 10-23 (Attachment 1) address tree upsizing, in some areas to a minimum of 50 feet in height, upsizing from 15-gallon trees to 24”box trees, and increasing the number of on-site trees from 68 to 78 (Attachment 4).
Given the nature of the use, a majority of the site is needed for the movement and parking of trucks.
Further, the project and the multi-family residential project across the cul-de-sac use the same or similar tree and planting materials in an effort to provide a compatible landscape theme. Staff believes that the landscape plan achieves the intent of the City’slandscape standards despite the lack of landscaping on the truck bay area of the site.
8. PUBLIC NOTICE
On July 6, the City sent a Public Hearing Notice to a total of 38 property owners/tenants within a 400- foot radius of the project site and persons specifically requesting notice. The project site has been City of Orange Printed on 7/13/2023Page 4 of 6
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Item #: 5.2. 7/17/2023 File #: 23-0441
foot radius of the project site and persons specifically requesting notice. The project site has been posted in one location with the notification on that same date.
9. ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) was originally prepared for the proposed project. On September 23, 2021, the City circulated a Notice of Intent to Adopt Mitigated Negative Declaration No. 1870-20 for the Project. The MND was circulated for public review from September 23, 2021, to October 25, 2021. During the 30-day public review period, comments received requested additional technical analysis (e.g., air quality and noise modeling, traffic). Therefore, in order to address the environmental concerns raised, additional analyses were prepared, and a Draft Environmental Impact Report (DEIR) was prepared to provide comprehensive environmental review of the Project (Attachment 6).
The EIR, (California State Clearinghouse (SCH) No. 2021090399), was prepared in accordance with California Environmental Quality Act (CEQA) Guidelines Article 9, Sections 15120-15132 to evaluate the potential environmental impacts associated with constructing and operating the proposed project.
The DEIR was made available for public review in accordance with CEQA between March 31, 2023, and May 15, 2023.
Staff received five written comment letter(s) during the public review period (Attachment 7). The City prepared a Response to Comments to address environmental comments received during the public review period (Attachment 7).
Pursuant to CEQA Guidelines Section 15087(c)(6), the project site is listed on the EnviroStor database for a historic recognized environmental condition for past release of any hazardous substances or petroleum products; however, a no further action was recommended as remediation of soil was completed by Orange County. Implementation of the proposed project may result in significant environmental effects related to the following topical issues:
• Biological Resources (impacts to nesting migratory birds) • Cultural Resources (potential to encounter significant subsurface archaeological resources) • Geology and Soils (potential to unearth and adversely impact paleontological resources) • Hazards and Hazardous Materials (soils contaminated with VOCs) • Tribal Cultural Resources (potential to unearth and adversely impact tribal cultural resources) Mitigation measures have been incorporated into the EIR that reduce potential impacts to less than significant levels (Attachment 5).
10. ADVISORY BOARD ACTION
Staff Review Committee:
The City’sinter-departmental Staff Review Committee (SRC) conducted reviews of the project on March 10, 2021, and June 9, 2021. On September 8, 2021, the SRC recommended that the project proceed to the DRC.
Design Review Committee:
The DRC reviewed the subject proposal on November 11, 2021, meeting and provided comments to the applicant before continuing the item. On February 16, 2022, the DRC reviewed the revised proposal and recommended approval to the Planning Commission with conditions.
11. ATTACHMENTS
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Item #: 5.2. 7/17/2023 File #: 23-0441
· Attachment 1 Vicinity Map
· Attachment 2 Planning Commission Resolution No. PC 10-23 · Attachment 3 Design Review Committee Staff Reports dated November 3, 2021, and February 16, 2022
· Attachment 4 Design Review Committee Final Minutes dated November 3, 2021, and February 16, 2022
· Attachment 5 Development Plans with Color Elevations and Color Martials Board · Attachment 6 Draft Environmental Impact Report (DEIR) No. 1870-20 · Attachment 7 Final Environmental Impact Report (FEIR) No. 1870-20 · Attachment 8 Mitigation Monitoring and Reporting Program City of Orange Printed on 7/13/2023Page 6 of 6
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