Agenda - 8/2/2022 (3) — Santa Maria City Council, August 2, 2022 (part 1 of 2)

FOR THE COUNCIL MEETING OF AUGUST 2, 2022

COUNCIL AGENDA REPORT
TO: City Council
FROM: City Manager
Prepared by: Director of Community Development
SUBJECT: APPEAL OF THE DENIAL OF A CONDITIONAL USE PERMIT (U2021- 0004) FOR COMPOSITE PLASTIC SYSTEMS, INC. TO PERMIT AN

EXISTING CELLULAR TOWER CONCEALMENT PRODUCTION
FACILITY AT 701 ARCTIC AVENUE
RECOMMENDATION:

That the City Council adopt a Resolution to deny the appeal and affirm the decision made by the Planning Commission denying a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc., to permit an existing cellular tower concealment production facility at 701 Arctic Avenue.

BACKGROUND:

Mr. Rienk Ayers of Composite Plastic Systems, Inc. (CPS) is requesting that the City Council overturn the Planning Commission's April 6, 2022, denial of a Conditional Use Permit (U2021-0004) for the existing cellular tower concealment facility (facility) located at 701 Arctic Avenue in the Railroad Loft District of the Downtown Specific Plan (Attachment A — Vicinity Map). This area of the City contains a diverse range of land uses, including the Hancock Terrace Apartments, which are located on the adjacent property to the west of the site, single-family neighborhoods to the north, multi -tenant industrial development to the south, and Allan Hancock College to the east.

CPS fabricates cell tower components to create "made-to-order" cellular tower concealment facilities such as faux trees and faux water towers. A combination of pre - manufactured components such as poly cast/resin/fiberglass faux branches, antenna net covers, metal tower sections, and resin/fiberglass composite panels are combined with manufactured components. The assembly work includes cutting, drilling, welding, and attaching of the various components listed above. All on -site manufacturing, assembly, and cosmetic work such as painting occur indoors within the fabrication shop.

Materials are stored in outdoor storage areas at the rear of the property. The existing facility is located within an 8,000 -square -foot portion of a 12,000 -square -foot multi - tenant industrial building constructed in 1959.

When the property was developed, the zoning of the site was PD/CM (Planned Development/Commercial Manufacturing), which allowed for industrial uses including manufacturing. The project site has been utilized for a variety of industrial uses including manufacturing of furniture, an asphalt/concrete business, an auto repair/chrome shop, and a truck painting operation. As a result of the adoption of the 1 Downtown Specific Plan in 2008, the zoning of the subject parcel was changed from PD/CM to the current designation of Railroad Loft District. Industrial uses are no longer permitted in the Railroad Loft District. However, any industrial uses legally existing within this zone prior to the adoption of the Downtown Specific Plan are considered legal non -conforming land uses provided that they have not ceased operation for six months or longer.

In September of 2018, the Community Development Department was notified by the City's Code Enforcement Division of an unpermitted cellular tower concealment production facility that was established at 701 Arctic Avenue. On November 18, 2019, the City issued a Compliance Order finding violations of the City's Municipal Code including, operating without a business license, conducting a public nuisance, operating a business in violation of the underlying zone, and the unpermitted storage of materials outside. On February 1, 2021, the City and CPS entered into a Settlement Agreement (Attachment D) whereby the City vacated the Compliance Order and CPS agreed to apply for a Conditional Use Permit in compliance with the Santa Maria Municipal Code.

According to the Settlement Agreement, denial of the Conditional Use Permit would require that CPS either cease all operations within 60 days of the City Council's final decision or file an action seeking judicial review of the City's final decision within 30 days. Any new business that comes onto the property will be required to comply with the permitted uses specified in the Downtown Specific Plan.

Planning Commission Hearings
This project was reviewed by the Planning Commission on December 15, 2021, February 16, 2022, and April 6, 2022. At the December 15th hearing, the Planning Commission raised concerns regarding the facility's lack of continuity with the purpose of the Downtown Specific Plan and the existing adjacent residential development.

Specifically, the Planning Commission cited concerns regarding the aesthetic impacts resulting from the facility's unscreened, outdoor storage areas as viewed from the upper floors of the adjacent Hancock Terrace Apartments. The Planning Commission continued the item to a future hearing date with direction for staff to provide information regarding the types of other businesses and uses on the property and their conformity with the Downtown Specific Plan.

At the February 16th hearing, the Planning Commission reviewed the additional information provided by staff regarding the other uses on the property. Planning Commissioners voiced concerns regarding the aesthetic impacts of the outdoor storage areas, neighborhood compatibility, and non-conformance with the types of allowable uses in the Downtown Specific Plan that include retail commercial, service uses, and residential uses and prohibit industrial uses. The Planning Commission considered the applicant's comments and then directed by motion (4-1 vote) that staff return on April 6th with a Resolution and findings to deny the Conditional Use Permit.

The findings and Resolution to deny the permit were provided to the Planning Commission at the April 6th hearing. The findings to deny the permit are based on the adverse effects the project would have on abutting residential properties, and that it is 2 detrimental to the health, safety, and welfare of persons residing in the neighborhood.

The project was also found to be inconsistent with the residential character of the neighborhood, contrary to its orderly development, and inconsistent with the General Plan Land Use Element. The Planning Commission, by Resolution, denied the Conditional Use Permit for the project on a 4-0 vote. The staff report materials from each of the Planning Commission hearings, including the Resolution to deny the project, are attached to this report (Attachments E -H).

DISCUSSION:

The appellant, Mr. Rienk Ayers of CPS, filed an appeal on April 20, 2022, of the Planning Commission's decision to deny the permit. The primary issues raised in the appeal are assertions that the project is a continuation of an industrial use on a legal non -conforming industrial site and can remain, and that the existing facility has been a good neighbor to adjacent uses because it generates low traffic impacts, has acceptable proximity to adjacent residential development, values community safety in daily operations, and generates low visual impacts.

The appellant claims the project is a continuation of a legal non -conforming industrial use and can remain on the property. However, the question of whether or not this use is legal non -conforming has been rendered moot under the Settlement Agreement, wherein the appellant agreed that the approval of a Conditional Use Permit was necessary in order to allow the continuation of operations. If the City Council overturns the Planning Commission's denial of the Conditional Use Permit and approves the permit, CPS may continue to operate on the property as a permitted legal, non- conforming use. However, if the City Council denies the appeal and affirms the Planning Commission's denial of the Conditional Use Permit, CPS may not remain on the property.

While CPS asserts that they have been a good neighbor to the adjacent residential uses, there are multiple aspects of the project inherent in the industrial operations which are not compatible with the adjacent residential neighborhoods including single-family residences to the north on Boone Street and the Hancock Terrace Apartments on the adjacent property to the west. Residents living in this area may be adversely affected by the project's industrial operations that create noise, dust, and fumes resulting from frequent welding activities that require the use of flammable compressed gases, and from the adhesives, paints, and plasters used in the assembly of the faux cellular towers.

The facility operations and storage of hazardous and flammable materials within the existing fabrication shop occur within close proximity (approximately 150 feet) of the Hancock Terrace Apartments. While CPS asserts that all required safety precautions are in place regarding the storage of hazardous and flammable materials, it is recognized that the facility does pose a risk to nearby residents as the facility currently stores multiple flammable and oxidizing substances and nonflammable gases that are considered hazardous materials. Each of these substances requires filing with the Santa Barbara County Certified Unified Program Agency (CUPA), which regulates businesses that handle hazardous materials. The substances provided by the applicant 3 that are regulated by CUPA include liquified petroleum gas, acetylene, butane, oxygen, carbon dioxide, and nitrogen (Attachment J — Hazardous Materials & Wastes Inventory).

The appellant notes that the safety of employees and the community is a top priority.

However, the appellant began operating the facility without receiving any permit entitlements to do so from the City, including building permits. These permits are the mechanism that ensures proper life and safety improvements occur such as ingress/egress, ventilation and fire suppression systems, ADA requirements, etc.

To support their claim that CPS is compatible with adjacent residential uses, the appellant notes that there are other areas within the City where industrial and residential uses are in 'close proximity,' specifically noting West McCoy Lane. In contrast to the CPS site, the industrial uses along West McCoy Lane near the Foxenwood Country Club Estates are within an industrial zone and are conforming to the zone district. These industrial uses are separated from the single-family residential homes by approximately 100 feet of McCoy Lane right-of-way and a landscape buffer. The majority of these industrial sites were designed and permitted with landscaped frontages, buildings that orient to McCoy Lane, and outdoor storage, if any, placed behind the buildings so as to not be visible. Claims made by the appellant stating that the CPS project operations are not visible from Boone Street are not accurate as outdoor storage and the movement of materials is currently visible from the roadway and surrounding properties.

The appellant states that the project is visually a low impact to the surrounding vicinity.

The project site is immediately adjacent to the Hancock Terrace Apartments with multiple three-story buildings that face east onto the project site. While the visibility of the outdoor storage along Boone Street is limited, the 15- to 45 -foot -long cellular concealment sections, faux tree sections, and other industrial materials used in the business operations, including seatrains, are stored onsite in outdoor storage areas throughout the property. The project includes screening measures to address public views from Boone Street and adjacent rights -of -ways. However, the outdoor storage areas in the rear of the site would not be screened from view from the upper floors of the adjacent apartments. In their denial of the permit, the Planning Commission determined that the inability to screen the project operations from the upper floors of the apartments would result in a project that creates a negative aesthetic and is inconsistent with and contrary to the orderly development of the existing residential neighborhood.

The appellant did not provide supporting information to substantiate their assertion that the residents of the Hancock Terrace Apartments were made aware of the surrounding industrial development, including CPS, prior to signing a lease. The appellant's claim that the facility in no way impedes the tenants of Hancock Terrace Apartments ability to use and enjoy the complex because no complaints have been filed by the property owner or tenants is also unsubstantiated. While it is true that the City has not received complaints from tenants or owners of Hancock Terrace Apartments, a lack of complaints does not determine that the resident's quality of life is not diminished by the adjacent industrial uses of the property, including CPS. 4 The City of Santa Maria General Plan Land Use Element states that land use conflicts arise when development causes undesirable environmental consequences that affect the surrounding neighborhood such as: noise, dust, traffic congestion and related parking conflicts, lighting, visual or aesthetic impacts, odor, and drainage problems.

The Land Use Element identifies industrial operations immediately adjacent to residential neighborhoods as an example of a significant land use conflict. As cited in the Resolution to deny the Conditional Use Permit (Attachment H), the Planning Commission concluded that the project's industrial operations will result in adverse effects to residents living near the project site due to noise, dust, fumes, aesthetic/visual impacts resulting from the project's operations.

In their decision to deny the project, the Planning Commission considered all written and oral evidence presented at all of the hearings. There have been no changes to the project or its circumstances following the Planning Commission's denial that would result in a different determination from the findings for denial discussed above.

Therefore, staff recommends that the City Council deny the appeal and affirm the decision made by the Planning Commission to deny the Conditional Use Permit (U2021-0004).

Alternatives
City of Santa Maria Municipal Code Section 12-35.401 establishes that The City Council may reverse or affirm, wholly or in part, or may modify any decision, determination or requirement of the Planning Commission...' The City Council may determine through a written finding of fact that the whole or part of the Planning Commission's findings denying the CPS Conditional Use Permit (U2021-0004) were in error and overturn the denial and approve the project in response to the issues brought up in the appeal. A majority vote of the whole City Council is required to grant in whole or in part an appeal of a permit acted upon by the Planning Commission.

Fiscal Considerations
The appellant has stated that the denial of the appeal would likely require the facility to relocate out of the region. The relocation of the facility out of the region would result in the loss of local employment, as well as the sales tax the facility generates.

Impact to the Community
A decision to deny the appeal and affirm the Planning Commission's denial of the project will avoid the establishment of a project that would be inconsistent with the City's General Plan Land Use Element and the continuity of the surrounding development, and will negatively impact traffic circulation and the aesthetics in the project vicinity. //

Environmental Procedures:

The California Environmental Quality Act (CEQA) does not apply to projects which a public agency rejects or disapproves in accordance with Section 15270 of the CEQA guidelines. No further environmental review is required.

CODY GRAY HL
Associate Planner

CHUEN NG
Community Development Director
Attachments
A: Vicinity Map
B: Permit
C: Plan Set
D: Settlement Agreement
E: December 15, 2021, Staff Report
F: February 16, 2022, Staff Report
G: April 6, 2022, Staff Report
H: Planning Commission Resolution No. 2809
I: Composite Plastic Systems, Inc. Appeal
J: Hazardous Materials & Wastes Inventory
6 ij

CITY OF SANTA MARIA

CONDITIONAL USE PERMIT
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA. CA 93458 • 805.925.0951 X 2244 PERMIT NO. U2021-0004
APPROVAL DATE February 16, 2022
PROJECT NAME Composite Plastic Systems, Inc.

APPLICANT/OWNER Rienk Ayers / Ernie De Gasparis
ADDRESS/LOCATION 701 Arctic Avenue
DESCRIPTION Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 - square -foot building with three screened outdoor storage areas (14,800 - square -feet area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

FINDINGS
The Planning Commission hereby approves the following project in accordance with the application submitted and hereby makes the required findings in accordance with the Section 12-35.105 of the Santa Maria Municipal Code, including the following:

A. That the project meets the vision, intent, and requirements of the General Plan and the Downtown Specific Plan for non -conforming uses. The approval of the subject Conditional Use Permit would allow for the existing unpermitted cellular tower concealment production facility located on the site. The use is located at a project site which already contains existing non -conforming industrial uses. The use is permitted to continue in the Railroad Loft District of the Downtown Specific Plan with the approval of the subject Conditional Use Permit; B. That the Planning Commission finds that the proposed use falls within the intent and purpose of the Commercial Manufacturing (CM) zone, that it will not be more obnoxious or detrimental to the public welfare, and is compatible with adjoining land uses, provided that conditions and developments standards are applied to mitigate any potentially adverse impacts. Specifically, the project is an allowed use in the CM Zone with a Conditional Use Permit. The project would be located within an area of the City with compatible similar existing industrial development, and also is within an existing multi -tenant industrial site which has been designed to accommodate manufacturing uses such as this project. The project would comply with the performance standards of the industrial zone, including screening of

ATTACHMENT B

materials stored outdoors. The project has been conditioned to comply with the applicable California Fire & Building Code(s) which shall mitigate any potentially adverse impacts resulting from the storage and usage of hazardous materials.

C. That the site for the proposed use is adequate in size and topography to accommodate the use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly adapt such use with the land and uses in the vicinity. The site is adequate to accommodate the proposed use and would adapt with the land and uses in the vicinity because the project is located within an area with existing non -conforming industrial development which was designed to accommodate manufacturing uses such as this project. The existing cellular tower concealment production facility will continue to be located within an 8,000 -square - foot portion of the existing 12,000 -square -foot building on a 4.9 -acre site that developed with industrial buildings and uses permitted under the previous Commercial Manufacturing (CM) zoning. The project meets the development standards listed in the CM zone district regarding parking and outdoor storage, as well as the industrial performance standards of Municipal Code Section 12-33; D. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use. The implementation of the project would not lead to inadequate street and highway conditions because the project generates minimal trips from ten employees and one delivery/shipment per week. The project would continue to be located within an existing non -conforming industrial development which was designed to adequately handle existing traffic and can accommodate manufacturing uses such as this project. Additionally, adequate parking is provided on -site for the use per Municipal Code Section 12-32.03 (f) (2); E. That the proposed use will have no adverse effect upon abutting property.

Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence; F. That the establishment, maintenance and/or conducting of the use for which the conditional use permit review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in the neighborhood; nor shall the use be inconsistent with the character of the neighborhood or contrary to its orderly development because the project would be located within an existing non -conforming industrial development which was designed to accommodate manufacturing uses such as this project. Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -2-

to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence to ensure consistency with the character of the neighborhood;
G. That the conditions stated in the decision are necessary to protect the public health, safety and general welfare; and
H. The project qualifies for a Class 1 Categorical Exemption (Existing Facilities) based on Section 15301 of the State California Environmental Quality Act (CEQA) Guidelines because the project is permitting an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site. None of the exceptions to the Class 1 Categorical Exemption that are listed in Section 15300.2 of the State CEQA Guidelines would apply. No further environmental review is required.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

1. Project Description. The permittee shall comply with the project description, plan set entitled Conditional Use Permit for Composite Plastic Systems (CPS) consisting of six pages dated September 4, 2021, and Conditions of Approval of this permit. Any changes from the project description, Plan Set, or conditions shall require a permit amendment. Contact the Planning Division prior to changing anything described on the Plan Set or in the project description.

2. Completion of Required Improvements. All of the required improvements associated with this conditional use permit shall be completed within six months of the approval date of this conditional use permit (August 16, 2022). The Zoning Administrator may provide additional time based upon a determination that adequate progress has been made to complete the improvements. The conditional use permit shall be scheduled for a public hearing for reconsideration by the Planning Commission for noncompliance with any conditions of approval as required by the permit including failure to meet the deadlines listed within the time sensitive conditions.

3. Building Tenant Area Occupied by this Use. Prior to the use of any additional areas within the building or additional buildings on the site, or relocation to a different building and/or site, other than those described and depicted per materials noted in condition #1 above, the applicant shall provide plans and description for the use or occupancy of new or additional building areas to the Community Development Department for discretionary review. The use of any additional building space shall be subject to the approval of an amendment to this Use Permit by the Planning Commission and may require further environmental review.

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COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

4. Location of Screened Outdoor Storage. The screened outside storage shall be limited to the three areas as depicted on the site plan in the plan set entitled Conditional Use Permit for Composite Plastic Systems (CPS) consisting of six pages submitted on September 4, 2021. If at any time the location of the storage areas is proposed to be changed to another area of the site, the Community Development Department must be notified. Prior to relocation, plans for the relocation of the storage areas shall be submitted to the Community Development Department for approval, and may require approved changes to the permit and/or further environmental review.

5. Additional Outdoor Storage. Prior to the use of any additional areas for outdoor storage, other than those noted in Condition 3 above, the applicant shall provide plans and description for additional storage areas shall be submitted to the Community Development Department for discretionary review. The use of additional outdoor areas for storage shall be subject to the approval of an amendment to this Use Permit by the Planning Commission and may require further environmental review.

6. Screening of Outdoor Storage. A solid fence or wall at a minimum height of six feet shall be placed next to all outside storage areas. All material stored outdoors must be stored below the fence or wall line to be fully screened from view from any public - right -of way to avoid industrial material from being visible. The Planning Division will review the screening methods proposed during building permit plan check process.

The applicant shall apply for and obtain building permits and shall complete the installation of the fence or wall, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (May 16, 2022). If the fence or wall to screen the storage area is not completed by May 16, 2022, the applicant shall remove all materials from the area to within the building or another City -approved and adequately screened outdoor storage area.

7. Fencing Maintenance. The applicant shall maintain all perimeter fencing and screen materials in an attractive manner at all times. Any fencing or slats that are damaged worn, or removed shall be replaced with materials and colors that match the remaining fencing and slats, within 72 hours of the occurrence of such damage.

8. Parking Area. Fifteen parking spaces are required, and seventeen spaces are provided. The off-street parking area and access shall be paved and double striped in accordance with City parking standards. The parking area shall be maintained and regularly resealed and restriped. Please note that a building permit is required for restriping. The striping shall be visible at all times and the parking area shall be void of potholes and depressions.

9. Trash Enclosure. Each trash receptacle shall be stored in an enclosure. The final development plan submitted for the building permit shall specify size and location of all trash collection areas and the enclosure shall be constructed in accordance with the approved plan.

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COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -4-

The location and design shall be approved by the Community Development Department and the Public Works Department. The trash enclosure shall meet City Standards as well as be designed in keeping with the architecture and style of the project. Trash areas that are located adjacent to parking spaces shall be set back a minimum of ten feet to provide sight distance for automobiles backing out of the parking space.

The applicant shall apply for and obtain building permits and shall complete the installation of the approved trash enclosure, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (May 16, 2022). If the trash enclosure is not completed by May 16, 2022, the applicant shall store the trash receptacles within the building and roll them out on collection days or other storage location and method as approve by the City Public Works Department and Planning Division.

10. Ongoing Site Maintenance. The entire site shall be permanently maintained free of accumulated dirt and litter and in an otherwise neat and attractive manner and adhere to the requirements of the Santa Maria Municipal Code. Any graffiti on the property shall be promptly painted out. All landscaping areas on the property shall be permanently maintained with healthy, growing plant material, free from weeds. Dead or dying plant material shall be replaced within one month of plant deterioration.

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

11. Business License. A City business license is required and shall be submitted within one month of the approval date of this conditional use permit (March 16, 2022)

12. Performance Standards. The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.

13. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

14. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

15. Building Permit. A building permit application shall be submitted to bring all existing and required improvements at the project site into compliance with the effective California Building Codes at the time of building permit application. The building permit application, at a minimum, shall incorporate the following improvements:

A. Legalization of the unpermitted restroom on -site.

B. Upgrading the existing parking lot to meet ADA standards including accessible parking stall(s) and path of travel requirements.

C. Upgrading the ingress/egress plan to include the proposed door on the floor plan of the approved CUP plan set.

D. Installation of the trash enclosure.

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COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -5-

The building permit application shall be submitted within two months of the approval date of this conditional use permit (April 16, 2022). A copy of these conditions shall be incorporated onto all approved building plans. The building permit will be plan checked for compliance with the Califomia Building Codes effective at the time of building permit application. Plans for the project shall be prepared signed and sealed by a California registered design professional, i.e. architect or engineer.

16. Indemnification. The applicant shall agree to indemnify, defend (with counsel reasonably approved by the City), and hold harmless the City of Santa Maria and its officers, officials, employees, and agents from and against any and all claims, demands, actions, proceedings, lawsuits, losses, damages, judgments and/or liabilities by third parties arising out of, related to, or in connection with the project application or to attack, set aside, void, or annul, in whole or in part, an approval of the project application by the City and any related environmental approvals, development approvals or project conditions. The Applicant shall reimburse the City, its agents, officers, officials, or employees, for any court costs and attomey's fees that the City, its agents, officers, officials, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his/her obligations under this provision.

Public Works Department

ENGINEERING

17. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

A. Location and sizes of all proposed and existing water mains, sewer mains, water meters, water service lines, backflow prevention devices, private sewer lateral connections, and storm drainage facilities in abutting streets or on the project site.

B. Location, quantity, and orientation of trash enclosures.

C. All parcel lines and easements crossing the project site.

D. Locations and dimensions of all existing and proposed driveways and sidewalks.

E. Location of existing and proposed fire hydrants.

F. Required public improvements.

G. Limits of frontage improvements.

FEES

18. Utilities Connection Fees. For all development projects already connected to the utility system, the water and wastewater fees shall be based solely on an increase in water meter size or a change in use and shall be calculated and collected prior to installation of the larger meter or making a change in use. The State Water Reimbursement Fee shall be collected concurrently with the Growth Mitigation Fee.

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COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -6-

The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Room 101.

A. Water Mitigation Fee: The fee is calculated based on the size of water meters (domestic, landscape, fire) serving the site. The fee shall be based upon the codes and rates in effect at the time of building permit issuance (Santa Maria Municipal Code (S.M.M.C.) Sections 8-15.01 through 8-15.15 and 8-15.19).

B. Wastewater Mitigation Fee: The fee is calculated based on the size of water meters (domestic) serving the site. The fee shall be based on the codes and rates in effect at the time of building permit issuance (S.M.M.C. Sections 8-

15.01 through 8-15.15 and 8-15.20).

C. State Water Reimbursement Fee: The fee is calculated based on the size of water meters (domestic, landscape, fire) serving the site. The fee shall be based on the codes and rates in effect at the time of building permit issuance (S.M.M.C. Section 8-10.05.01).

STREET AND FRONTAGE CONDITIONS

19. Frontage Repair. The developer shall repair any cracked or broken curb, gutter, sidewalk, or alley within the project frontage and shall bring the pavement along the property frontage up to current City Standards as verified by an R -value test and pavement design approved by the City Engineer. City Streets and Facilities staff will determine the extent of the sidewalk and curb and gutter repair in the field prior to construction. Contact the Public Works Streets and Facilities Division at (805) 925- 0951, ext. 2229. (S.M.M.C. Section 12-28.03). The frontage repair improvements shall be made within two months of the approval date of this conditional use permit (April 16, 2022).

20. Intersections. Sight distance requirements shall be maintained at the intersection of any street, alley, or driveway improved for vehicular traffic per S.M.M.C. Sections 12-

27.02 and 12-27.03.

21. City Encroachment Permit. The developer shall obtain an encroachment permit from the Public Works Engineering Division, if necessary to work in public streets, alleys, or easements (S.M.M.C. Section 8-6.06).

WATER CONDITIONS

22. Additional Water Fixtures. If service is existing and additional fixture units are to be added to the water service, the service lateral and meter size shall be evaluated by the developer's engineer to determine if it is adequate for the increased water usage; if it is not adequate, the developer shall be responsible to install an appropriately - sized service lateral and meter per City Standards.

23. Water Pipe Abandonment.

Any existing water services not to be used by this
development shall be abandoned by the developer at the mainline per City requirements.

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24. Backflow Prevention. Reduced pressure principle (RP) type backflow prevention assemblies shall be installed on all domestic water services. The devices shall be installed near the property line before any branches by a licensed plumber according to City specifications and standard drawings. The devices shall be tested by a certified backflow prevention tester with test results submitted to the City's Regulatory Compliance Specialist prior to final occupancy.

WASTEWATER CONDITIONS

25. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

26. Wastewater Discharge Permit. Prior to building permit issuance, the developer shall obtain a Wastewater Discharge Permit from the City. Contact the Utilities Department at (805) 925-0951, ext. 7270 for the permit application.

27. New Sewer Lines. All sewer pipes crossing or parallel to public water facilities shall be constructed according to the requirements of the State Water Resources Control Board Division of Drinking Water.

28. New Sewer Lateral. All sewer laterals shall be constructed in compliance with City Standard Drawing SS -14B. Sewer laterals shall be privately maintained infrastructure and connect to City infrastructure with a wye connection.

SOLID WASTE CONDITIONS

29. Multi -Family and Commercial/Industrial Solid Waste Facilities. Due to the size and nature of this development, waste collection bins are required. Solid waste pick-up for the subject site shall be provided by bin service only.

The developer shall submit a building permit with a site plan identifying enclosure locations. All trash enclosures shall be constructed per City standard drawing MS - 16B. The site plan shall be reviewed and approved by the Utilities Department Solid Waste Division, Public Works Department Engineering Division, and Community Development Department prior to issuance of building permits.

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COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -8-

30. Modification of Conditions. The Director of Public Works, Planning Commission, and Council reserve the right to modify these conditions if they deem it necessary to ensure compliance of the project with Chapter 8-6 of the S.M.M.C. (S.M.M.C.

Section 8-6.09).

Fire Department

31. Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

32. Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506

33. Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3

34. Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

35. Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

36. Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an F-1 occupancy. Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

37. Fire Extinguishers. Fire extinguishers shall be 2A2OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906 .

38. Fire Hydrant. The onsite fire hydrant shall be clear from obstruction at all times. The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

39. Fire Inspection. A Fire Department inspection is required and shall be conducted within one month of the approval date of this conditional use permit (March 16, 2022).

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

Recreation & Parks Department

40. Development Fees. Per the Municipal Code, several Recreation and Parks Development Fees may apply to this project. Commercial Growth Mitigation of $0.01/square foot. Note fees are reviewed annually and are subject to change. If any fees shall apply, the fees shall be paid within two months of the approval date of this conditional use permit (April 16, 2022).

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -9-

41. Landscape District. This project will be included in the Northeast Landscape Maintenance District. The signed and notarized "Petition Requesting Annexation" form is due at time of building permit issuance. It can be retumed to the Recreation and Parks Department, 615 S. McClelland, Santa Maria, CA 93454. The form shall be submitted within two months of the approval date of this conditional use permit (April 16, 2022).

NOTES:

In accordance with Section 12-35.109 of the Municipal Code, this permit is not valid until the 15th calendar day following the issuance of the permit, providing no appeal is filed; or if an appeal is filed, this permit is not valid until the effective date of the final action on the appeal.

In accordance with Section 12-35.401 of the Municipal Code, the City may modify conditions of approval of the permit, or may revoke the permit for non-compliance with any of the conditions of approval, or if any operations under the approved permit result in detriment to the public health, safety or welfare.

This permit will not be valid until the applicant and property owner have submitted signed acknowledgment of their consent to the conditions, in accordance with Section 12-35.109 of the Santa Maria Municipal Code, to the Planning Division of the Community Development Department.

In accordance with Section 12-35.501 of the Municipal Code, this permit shall become null and void if the development authorized is, or has been, unused, abandoned, discontinued, or development has not been commenced within a period of three years. However, the approval body may consider extensions of time for additional periods of up to two years each, for a maximum overall permit life of seven years. A written request justifying the need and the appropriate filing fee filed with the Community Development Department shall be submitted prior to the expiration date.

Failure to comply with any of the conditions stated above may be cause for revocation or modification of this permit, in addition to any other penalties provided by law. All conditions of approval are to be completed prior to occupancy unless otherwise stated, and are to be maintained in perpetuity.

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 10 -

NEW ADA ACCESSIBLE RAMP

TO CITY STANDARDS SCREEN W/ SLATS -
--

T BOONE STREET
EXISTING 6 -FOOT- --
WALL

APARTMENTS
Q
g0'
9E
700
BOONE

NOTA PART
BLDG. - I
•1

OUTDOOR

STORAGE
AREA 1
4,000 SF

HAZMAT STORAGE CONTAINER

SITE PLAN
SCALE: 1" = 40'

FAUX BRANCH

STORAGE

ACCESSABLE SPACE

SEE DETAIL

OUTDOOR

STORAGE
AREA 2
4,000 SF

COMPOSITE

PLASTIC

SYSTEMS
701
ARCTIC
BLDG. -2

TRI-COUNTY

INSULATION
715
716
BLDG. -3

SAWYERS

BUILDING SUPPLY

PCPA STORAGE

UPGRADE OUSTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)

OUTDOOR STORAGE

NOT A PART
85 OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET 8,000 SO FT

PARKING TABULATIONS
REQUIRED: S 1 SPACE PER 520 S0. FT -15 SPACES
PROVIDED: 16 STANDARD
1 ADA ACCESSABLE SPACE
TOTAL PROVIDED: 17 SPACES

WE OIITGOOR STORAGE AREAS
ALB AREA SO. FT.

STORAGE AREA 1: 4,000 SO FT.

STORAGE AREA 2: 4,00050 FT.

STORAGE AREA 3: 6,800 SO FT.

TOTAL OUTDOOR STORAGE AREA 16,800 SQ. FT.

OUTDOOR STORAGE LOCATION OF MAJOR COMPONENTS

1. Faux Tree Branch: Stored Outdoors in Storage Area 2.

2. Faux Branch: Stored Outdoors in Storage Area 2.

3. Antenna Net Covers: Stored Indoors.

4. Metal Tower Sections: Stored Outdoors In Storage Area3

5. Weld branch receivers: Stored Indoors.

6. Composite Panels: Stored Indoors.
7 Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored Indoors.

9. Faux Water Tower Legs: Stored Outdoors in Storage Area 3.

10. Welding Gases: Stored in Metal Sea -Train Container in Storage Area 2. (Per Fire Dept, Specifications).
'For more information see Project Plan dated March 30, 2021.

ARCTIC STREET
(PRIVATE)
50' BLDG. - 5
742

PARKING NOTE ALL PARKING SPACES STANDARD SIZE STALLS DOUBLE -STRIPED TO CITY STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE -AREAS 1 & 2 CHAIN LINK FENCE EMIR' 5 -FOOT -

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTICYSTEMS ENT(CPS) ATTA
9/4/2021 SHEET 1 OF 6

w
It -r VA

ACCESSIBLE PARKING DETAIL

FLOOR PLAN
Scaler -10'
BREAK
ROOM
ASSEMBLY AREA 4

FINISHING
EXIST. DOOR
32" CLEAR
Ir
OFFICE
ASSEMBLYAREA 2

WELDING

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
701
ARCTIC
INSTALL NEW 3068 DOOR

CLOSE OPENING

WORK AREA
8,000 SQ. FT.

ASSEMBLY AREA 1

WELDING
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF S

9AO£133H8
r
erl
REFRIG.

DOOR @ 30"
36-YaI ORME SAE

GRAB BARS (SEE DETAIL)
- EXIST GRAB BARS
@ 34.5" O.C.

BATHROOM PLAN (EXISTING►
..1 DISPENSERS

RSV' SSW
PiII EST OPERABLE I
RAPT
>2Mw GRAS PR
12 mil + .0
BATHROOM PLAN (PROPOSED}

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
IT

SIDE ELEVATION
9/4/2021

MATERIALS $T9RE2 ON -SITE

MATERIAL QUANTITY LOCATION
1 xatwhdd rloidWCkimrPlGs. .
e
Wtraan
2 NNW and Pls&r xardwara• Nuts,
Dolts, Washers
10,000
South End
Mean,
3 lumber 254, rasa, 2112, Plrwmd
199
North and
bulld6y
♦
Ha /Tads
100
Middle of
bdldlpg
9 Metal Alpla Iron Wrlao slap
100
North Yard II
6 Metal Pipe Various slow
MO
Nar9h Yard 01
7 lam Paint
200 Gal.

West and
building
9 PIA00 Adhesive
50041
West and
bulking
9 Spray PAM Can
20 Can
West end
10 Equipment
SO

90.9301064.,
11 faun Marshes
9000
South Yard E1
12 Fan yobge
10 talks lard 02
13 Tower Seal,.
20 South East Yard
93 14
Propw
20 Sarmrge1*1
15 token
100
5axwWw
16 Welding Guar Arryxea, Aran,
Sutras, Oxygen, Nitro.% Carbon
SWIM
15 Mdl.A
w0ng
17 Meta Plates Va0aus 9kas
300
Paddle of
Wane
10 Murk
20 Wet end
balding
19 MIYp1Oa ran
24 Goland UAL*
20 Cold GA0
I
East and Wilting
21 Marten P•0•0
24 North Yard Ol

NON -HAZARDOUS

MATERIALS STORAGE
OEFICf OPK

WELDING GASES
NON -HAZARDOUS MISC. EQUIPMENT

STORAGE
700 EAST BOONE

NOT A PART
NON -HAZARDOUS MSC. EQUIPMENT STORAGE
(Lumbar, Aryls -Iron, Fiberglas Panels, etc)
i

SEE LIST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
I
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy Groups: F-1 (Monopole Fabrication)
Type of Construction: V-8-Nonspnnklered
Allowable Building Height = 40'; Proposed Building Height = 20' Actual Square Footages: F-1 = 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf :. 0g
Exit Occupant Loads: F-1= 8,000sf/100 sf/person = 80 persons Exit Width Required = [F-1](0.20) =180)(0.20). 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
Minimum Distance Required between Exits = [MOOT + (85')9]")/2 = 65'; Proposed Distance a 70'

RESTROOM REQUIREMENTS
2019 C.P.C. TABLE A and C.P.C. Section 422.2, Exception #2 Table A; F Occupancy = 2,000 sf/person
F Occupancy Proposed = 8,000 sf
# Persons = 8,000 sf/2,000 sf/person = 4 Persons
4 Persons < 10 Persons; :. One (1) Unisex Restroom Permitted, 1 Unisex Restroom Provided so' 's'
a
sa

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
INSTIW. NEW WOO DOOR
50 Persons
CLOSE OPENING —

WORK AREA
8,000 SQ. FT.
4SSEMSLY 4gEA 2
WELD/41G

BUILDING CODE OCCUPANCY/EXITING
700 EAST ER

NOT A P

OUTDOOR STOP
AREA t
91412021
SHEET 5 OF 6

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed locatlon(s) shall be shown on the plans per SMMC 9-28.050(d).

Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506 Exit Skins. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3
Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

CASE E

SIDEWALK
(PROMERE A F}APED SLOE 000.5
VIDE 1 -W' Sn OF CAMS —
WHERE A FLARED- Iv -
SIDE OCCURS2- 1 ---••W,Lx lEPyOVI
Ian OF CURB
DETAII

TYPICAL ONE -RAMP

CORNER INSTALL ATION
See Rote. I and l
Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply. ADA ACCESSABLE CURB RAMP Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an F-i occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

Fire Extinguishers. Fire extinguishers shall be 2A1OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906
Fire Hydrant. The onsite fire hydrant shall be clear from obstruction at all times.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021.0004
t
imp y0wiel
Mere M
♦00MLU BI 1OIL ELATI ON LU YIILIIILS.

JAM
4J
WW1
A
NM MO
n
Cits of Soot. Moot.
e dord DrOWiOW
dlw

SOLID WASTE ENCLOSURE

FOR TWO CONTAINERS
WS -18B
MUM
11 L= m

TRASH ENCLOSURE/PAD

DETAILS AND NOTES
9/4/2021
SHEET 6 OF 6

SETTLEMENT AGREEMENT
This Settlement Agreement ("Agreement"), is made and entered into as of February 1, 2021 ("Effective Date"), by and between the City of Santa Maria, a municipal corporation located in the County of Santa Barbara, State of California, hereinafter referred to as the "City" and Composite Plastic Systems, a California corporation, hereinafter referred to as "CPS." Both City and CPS shall be referred to individually as "Party" and collectively as the "Parties." RECITALS:

WHEREAS, CPS is operating a business at 700 E. Boone Street and 701 Arctic Avenue in the City of Santa Maria ("City"), California (the Property"); and WHEREAS, the Property is currently zoned Railroad Loft District under the City's Downtown Specific Plan; and
WHEREAS, the Property was previously zoned PD/CM (Planned Development/Commercial Manufacturing) (Chapter 12-16 of the Santa Maria Municipal Code); and
WHEREAS, approximately 8,000 square feet of the Property was previously occupied by Arnold's Asphalt and approximately 4,000 square feet was previously occupied by Arnold's Bargain Warehouse; and
WHEREAS, CPS contends that it is entitled to non -conforming use status as to the 8,000 square feet as CPS alleges it replaced Arnold's Asphalt; WHEREAS, the City disputes CPS's status as a legal non -conforming use; and WHEREAS, CPS manufactures cellular tower concealment products for major cellular carriers and their sub -contractors; and
WHEREAS, on November 18, 2019, the City issued a Compliance Order (CITE1911- 000005, Case Number CE1809-000024) finding violations of the City's Municipal Code including, operating without a business license, conducting a public nuisance, operating a business in violation of the underlying zone and the unpermitted storage of goods outside. CPS was given until February 18, 2020 to correct the violations; and WHEREAS, subsequent to the issuance of the Compliance Order, numerous extensions have been granted in order to allow CPS additional time to meet with staff and accommodate adversities associated with COVID-19; and WHEREAS, on December 3, 2020 CPS provided the Planning Department with a description of its business operations and subsequently met with the Planning Department to discuss whether their business can be modified to become a permitted 1 ATTACHMENT D

use or might qualify for a conditional use permit in order to allow the existing operations in some form; and
WHEREAS, the Acting Planning Manager has concluded that CPS may qualify to operate on the Property if CPS is able to secure a conditional use permit pursuant to Section 12-16.05 of the Santa Maria Municipal Code; and WHEREAS, CPS would like to proceed as outlined by the Acting Planning Manager and apply for a conditional use permit; and
WHEREAS, the City is willing to vacate the Compliance Order and instead enter into this Settlement Agreement in order to resolve the outstanding land use issues involving CPS and the Property.

AGREEMENT:

Now therefore, in consideration of the covenants, conditions and promises contained herein, the parties agree as follows:

Section 1. Recitals.

The above Recitals are true and correct and incorporated herein by this reference.

Section 2. Conditional Use Permit.

CPS will submit an application for a conditional use permit in order to occupy the 8,000 square feet of the Property formerly occupied by Arnold's Asphalt, in accordance with Chapter 12-35 of the Santa Maria Municipal Code within sixty days of the Effective Date of this Agreement. CPS will cooperate with the Planning Department and provide all information necessary for the City to process the conditional use permit application.

Once the City has received a completed application, the City will proceed to process the conditional use permit in accordance with the Santa Maria Municipal Code. The City makes no guarantee or representation that CPS will be granted a conditional use permit.

Section 3. Compliance Order.

Upon the execution of this Settlement Agreement by both parties, the City will vacate the Compliance Order.

If CPS is successful in securing a conditional use permit, CPS agrees to operate in accordance with the conditional use permit including all development standards and conditions that are included in the conditional use permit.

If CPS fails to submit an application for a conditional use permit in accordance with Section 2 above, CPS agrees to cease all operations and vacate the Property by April 15, 2021. If CPS submits an application but fails to complete the application process, 2 CPS agrees to cease all operations and vacate the Property within sixty days of the City's documentation of CPS's failure to complete the application process.

If CPS completes the application process and is denied a conditional use permit or is granted a conditional use permit, which contains conditions of approval CPS is unwilling to accept, CPS agrees to cease all operations on the Property within sixty days of the City's final decision, unless within thirty (30) days after such final decision, CPS files an action seeking judicial review of the City's final decision pursuant to Code of Civil Procedure section 1094.5 by filing a petition for writ of mandate. CPS will also request an order from the Court allowing CPS to remain on the Property pending a final determination on the merits of the action by the Court, which request for said order will be filed no later than fifteen (15) days after the filing of the petition for writ of mandate.

CPS will also request that the Court schedule the hearing on said order as soon as possible thereafter. CPS shall not be required to vacate the property until the court rules on the requested order regardless if more than sixty (60) days have passed from the date of the City's final decision. If the court does not render a decision to allow CPS to remain on the Property pending a determination on the merits of the action or makes a final determination on the merits of the action in favor of the City (whichever occurs first), CPS will cease all operations on the Property and vacate the Property within sixty (60) days thereafter or as otherwise ordered by the Court.

Should CPS be required to vacate the Property and fail to do so as required above, CPS shall pay the City a sum of $250 per day until they have vacated the Property.

Section 4. Release of Claims.

This Agreement is intended to resolve the outstanding land use issues raised in the Compliance Order. CPS agrees to release City, its agents, officers, employees, representatives, attorneys, and their successors -in -interest from any and all claims or causes of action arising from or related to the Compliance Order. Instead, CPS understands that it may pursue any appeal rights contained within the Santa Maria Municipal Code related to the conditional use application process should they be denied a conditional use permit by the Planning Commission.

Section 5. No admissions.

In making this Agreement, the Parties to this Agreement agree that the covenants and release comprising this Agreement are not intended to be admissions of liability, negligence, willful conduct, or fault of any kind whatsoever.

Section 6. Notices.

Any notice that either Party may desire to give to the other Party under this Agreement must be in writing and may be given either by: (i) personal service; (ii) delivery by a reputable document delivery service, which provides a receipt showing date and time of delivery; or (iii) mailing in the United States mail, first-class postage prepaid addressed to the address of the Party as set forth below or at any other address as the Party may later designate by notice:
3 To City:

To CPS:

City Attorney
City of Santa Maria
204 East Cook Street
Santa Maria, California 93454
Composite Plastic Systems
237 Town Center West, No. 140
Santa Maria, CA 93458
Section 7. Modifications and Amendments.

This Agreement shall be modified or amended only by a written instrument signed by both parties.

Section 8. Waiver.

No waiver of any provision of this Agreement shall be deemed, or shall constitute, a waiver of any other provision, whether or not similar, nor shall any such waiver constitute a continuing or subsequent waiver of the same provision. Failure of either party to enforce any provision of this Agreement shall not constitute a waiver of the right to compel enforcement of the remaining provisions of this Agreement.

Section 9. Severability.

If any oie or more of the sentences, clauses, paragraphs or sections contained herein is declared invalid, void or unenforceable by a court of competent jurisdiction, the same shall be deemed severable from the remainder of this Agreement and shall not affect, impair or invalidate any of the remaining sentences, clauses, paragraphs or sections contained herein.

Section 10. Governing Law.

The validity of this Agreement and any of its terms or provisions, as well as the rights and duties of the Parties under this Agreement, shall be construed pursuant to and in accordance with California law.

Section 11. Rights and Remedies.

Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the Parties are cumulative and the exercise by either Party of one or more of such right or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other Party.

Section 12. Venue.

All proceedings involving disputes over the terms, provisions, covenants or conditions contained in this Agreement and al proceedings involving any enforcement action related to this Agreement shall be initiated and conducted in the Santa Barbara Superior Court or the United States District Court, Central District of California. 4 Section 13. Attorney's Fees
In the event any action, suit or proceeding is brought for the enforcement of, or the declaration of any right or obligation pursuant to this Agreement or as a result of any alleged breach of any provision of this Agreement, the prevailing party shall in such suit or proceeding shall be entitled to recover its costs and expenses, including reasonable attorney's fees, and any judgment or decree rendered in such a proceeding shall include an award thereof.

Section 14. Authority.

The persons executing this Agreement on behalf of the Parties hereto warrant that they are duly authorized to execute this Agreement on behalf of said Parties.

In witness whereof, the Parties hereto have caused this Agreement to be executed as of the date first written above.

City of Santa M
�d/
s T. Watson
City Attorney
5 Composite Plastic Systems
BY: 44,1-d_, 4.e
kienk Ayers
President

Nap

CITY OF SANTA MARIA

PLANNING COMMISSION STAFF REPORT
December 15, 2021
3 COMPOSITE PLASTIC SYSTEMS, INC. CONDITIONAL USE PERMIT AT 701 ARCTIC AVENUE
Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 -square -foot building with three screened outdoor storage areas (14,800 -square -feet total area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

RECOMMENDATION
That the Planning Commission, by motion, approve the Conditional Use Permit U2021- 0004.

BACKGROUND
The applicant, Composite Plastic Systems, Inc., proposes to permit an existing cellular tower concealment production facility at 701 Arctic Avenue (Exhibit 1). The project site is located within an existing multi -tenant industrial building constructed in 1959. The zone district at the project site when the site was developed in the 1950s was PD/CM (Planned Development/Commercial Manufacturing). The project site throughout the years has been utilized by a variety of industrial uses including manufacturing of brass furniture, an auto repair/chrome shop, and a truck painting operation. The project site is surrounded to the north, south and east by residential uses and to the south by industrial uses. The zoning to the north and east is R-3 (High Density Residential) and the zoning to south and west is PD/CM and Railroad Loft District of the Downtown Specific Plan. The Hancock Terrace Apartments are located on the adjacent property to the west of the site. This area of the city contains a diverse range of land uses. This is highlighted by adjacent single- family neighborhoods, apartment complexes, multi -tenant industrial development and Allan Hancock College. The project vicinity is in a period of transition with both industrial and residential uses established from prior development.

In 2008, the City adopted the Downtown Specific Plan which amended the general plan land use designation and zone district of numerous properties Citywide and spanning approximately 265 acres. As a result of the adoption of the Downtown Specific Plan, the zoning of the subject parcel was changed from PD/CM to the current designation of the Railroad Loft District. Industrial uses are no longer permitted in the Railroad Loft District, and any industrial uses existing within this zone are considered non -conforming land uses.

ATTACHMENT E

The Downtown Specific Plan states that non -conforming land uses may continue to operate, change ownership, rebuild, and expand, so long at the use does not grow beyond the property where the legal non -conforming use was established.

Staff was notified by the City's Code Enforcement Division in September of 2018 about an existing unpermitted cellular tower concealment production facility located at the site.

After reviewing the non -conforming land use regulations of the Downtown Specific Plan, and researching the site history, a Settlement Agreement was generated by the City Attorney's office and agreed upon by the applicant. The Settlement Agreement includes a path forward to permit the existing use through the approval of a Conditional Use Permit.

The Permit with conditions of approval is included with this staff report.

DISCUSSION
Project Operations
The existing facility fabricates cell tower components to create "made to order" cellular tower concealment facilities such as faux trees and faux water towers. During a typical year, the facility receives approximately one shipment of components per week and ships product out weekly.

The pre -manufactured components delivered to the facility include poly cast/resin /fiberglass faux branches, antenna net covers, metal tower sections and resin/fiberglass composite panels. The items manufactured on -site include metal mounting brackets, metal branch extensions and metal faux water tower legs. The branch receivers/ extensions, antenna net covers, mounting brackets and composite panels are all kept indoors in the fabrication shop. Minor cosmetic improvements occur on -site which include trimming and texturing/painting of sections to ensure the concealment facility meets the stealth/camouflage requirements for each individual order.

The assembly work that occurs on -site includes cutting, drilling, welding and attaching of the various components listed above. All on -site manufacturing, assembly and cosmetic work occurs indoors within the fabrication shop as shown on the floor plan of the Plan Set (Exhibit 2). A more detailed discussion of the items manufactured on and off -site is included in the attached project description (Exhibit 3). Each of the sections of an individual faux tree range in size from 15-45 feet long and require usage of outdoor areas of the site for storage. Furthermore, the faux tree option typically utilizes 150-300 branches which requires storage in outdoor areas of the site as well.

The project requires the storage and usage of hazardous materials in the form of compressed gases for welding operations, glues, plasters and paints. These materials are stored within the existing fabrication shop and in a metal storage container. The existing facility has a safety program in place for all employees which includes required training for handling of hazardous materials, forklift operating, lock out/ tag out protocols, spill containment and clean up, personal protective equipment and fire prevention. Indoor welding is performed by a certified welder who follows Occupational Safety and Health Administration (OSHA) safety protocols. The Fire Department has reviewed the proposed project and required a condition of approval (Condition #36) which limits the amount of compressed gas to be stored at the site in compliance with the California Fire Code.

U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-2-

Additionally, an inspection shall be completed by the Fire Chief confirming that the storage of hazardous materials complies with the California Fire Code. Please see Condition #39 of the Permit which provides more information about the timelines for the required inspection.

Outdoor Storage and Screening
The existing facility currently utilizes 14,800 -square -feet of outdoor storage area. There are a total of three different storage areas. Area 1 is 4,000 -square -feet in size and is adjacent to East Boone Street. This area is used for the storage of non -hazardous miscellaneous items including lumber, iron and fiberglass panels. Area 2 is also 4,000 - square -feet in size and is at the southwest corner of the property adjacent to the Hancock Terrace Apartments. This area is used for the storage of faux tree branches as well as a hazardous material container containing welding gases and plaster. Area 3 is 6,800 - square -feet -and is located at the middle of the site. This area is used for the storage of the metal tower sections and water tower legs.

Each of the outdoor storage areas shall be fully screened from view from all adjacent public rights of way, and the applicant shall ensure all materials do not exceed the height of the existing fences and walls. A condition of approval has been included in the Permit which requires such storage height limitations and screening requirements.

Environmental
The project is for the permitting of an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site. This is a Class 1 (Existing Facilities) categorical exemption based on Section 15301 of the State CEQA Guidelines. None of the exceptions to the exemption identified in CEQA Section 15300.2 apply and no further environmental review is required.

Prepared by
/L.

CODY GRAYBEHL
Associate Planner
Exhibits.

1. Vicinity Map

2. Plan Set

3. Project Description
Permit
Approved by

DANA EADY
Planning Division Manager
U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-3-

NEW ADA ACCESSIBLE RAMP

TO CITY STANDARDS SCREEN W/ SLATS - EAST BOONE
STREET
EXISTING 6 -FOOT
WALL

APARTMENTS
U
.“EX
0 0
2 x
30'
30'
1 700
BOONE

NOT A PART
BLDG. -1

OUTDOOR

STORAGE
AREA 1
4,000 SF

COMPOSITE

PLASTIC

SYSTEMS
701
ARCTIC
BLDG. — 2

TRI-COUNTY

INSULATION
715
HAZMAT STORAGE CONTAINER 1

SITE PLAN
SCALE: 1" = 40'
so:

STORAGE
FAUX BRANCH .-4---t

OUTDOOR

STORAGE
AREA 2
4,000 SF

ACCESSABLE SPACE

SEE DETAIL
718
BLDG. — 3

SAWYERS

BUILDING SUPPLY

PCPA STORAGE

UPGRADE EXISTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)

OUTDOOR STORAGE

NOT A PART
BS

OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE
50'

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET RAW S0. FT
➢ARKING LATIONS
REQUIRED: 6 1 SPACE PER 520 50. FT = 15 SPACES
PROVIDED: 16 STANDARD
1 ADA ACCESSABLE SPACE
TOTAL PROVIDED: 17 SPACES
SIR 0»110008 S108 EAREAS
6015 AREA So. FT
STORAGE AREA 1: 9,000 SD FT.

STORAGE AREA 2: 0,000 54. FT.

STORAGE AREA 3: 6,800 SO FT.

TOTAL 00100085TO880E AREA 14.800 SQ. FT.

OUTDOOR STORAGE LOCATION OF MAIOR COMPONENTS

1. Faux Tree Branch: Stored Outdoors In Storage Area 2.

2. Faux Branch: Stored Outdoors In Storage Area 2.

3. Antenna Net Coven: Stored indoors.

4. Metal Tower Sections: Stored Outdoors in Storage Area3

5. Weld branch receivers: Stored indoors.

6. Composite Panels: Stored Indoors.

7. Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored indoors.

9. Faux Water Tower Legs: Stored Outdoors in Storage Area 3.

10. Welding Gases: Stored in Metal Sea -Train Container in Storage Area 2. (Per Fire Dept, Specifications).
'For more Informatbn see Project Plan dated March 30, 2021.

ARCTIC STREET
(PRIVATE)
BLDG. —5
742
PARKING NOTE: ALL PARKING SPACES STANDARD SIZE STALLS DOUBLE -STRIPED TO CITY STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE —AREAS 1 & 2 CNA/N LINK FENCE EXIST 6-FOOT�i

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS (CPS) 9/4/2021
SHEET 1 OF 6

INSTALL NEW 3068 DOOR
Na
8 a I
if -V IM

ACCESSIBLE PARKING DETAIL
BREAK
ROOM
C;
BATjIRQOM
i

BATHROOM
ASSEMBLY AREA 4

FINISHING
EXIST. DOOR
32' CLEAR
o i
OFFICE
OFFICE
ASSEM&LYAREA 2

WELDING

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
c -
ASSEMBLY AREA 3
HAND PAINT AND PREP.
99' — 8"

CLOSE OPENING
701
ARCTIC

WORK AREA
8,000 SQ. FT.

ASSEMBLY AREA 1

WELDING

FLOOR PLAN
Seale 1"-10'
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF 6

BC DIAMETER CLEAR
4 REFRIG.

DOOR @ 3/•

WIDENED DOOR
3Y MIN. CLEAR
Id -Su
3-P 34"

EXIST GRAB BARS

34.5" O.C.

BATHROOM PLAN (EXISTINGZ
e`. DISPENSERS I
W' Y
+.31E OPERTT OPERABLE
PAPT
31"

GRAB BARS (SEE DETAIL)
W-IWI GAN; DAR
ct WY GRW MP
,r.

REFRIG.

BATHROOM PLAN (PROPOSEDI

SIDE ELEVATION

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
sianort

MATERIALS STORED ONSITE

MATERIAL QUANTITY LOCATION
f
unum.144 m5N, mule
0 Badmen;
2 Meth en Plank Nramro-Nuts,
.Wlo Washers
101100
South End
Ulan{
3 lumbar lath, 434, 2412, Plywood
100
Moth and
bldbf
4 Hand Tank
100
Mid&af
beOMng
5 /kW Ada Iron 014.01 the
100
North Tani 41
6 NNW PIP.4a4ou slam
2M
North 1540210
7 Iarov Pin
20064.

West and
bu9NN
B
ruse Adhesive
506.1
WW and
9 Spray Min Cans
20 Cos
WW end
1604146
10 Eq.1q.0nt
50 5.000314...
]I
Faux Brandies
3000
509011,04 92
12 5490 000/04
20 200thyardf
13 TOWN' Sections
20 55919 East 504
43 14
Propane
m
5Wa6.140
53 50kon
100
IeemnWner
10 Wdlry Gana- 014•191494. Moon,
Mean. Omen, N/5100, Carbon
910.14.
13 01010 of
Wilding
17 Me1IP1.w 501004512es
300
Mdse of
109410{
12 1500
20 WW sad
141dbs
19 1440144104 PM
M
114114 4044010
10 Cold 6Yv
I
wind WAWA
21 24
North Toed ll
PlasdwpasW

NON -HAZARDOUS MATERIALS
(NM, adhuhnm)

NON -HAZARDOUS

MATERIALS STORAGE
Ma OM.

WELDING GASES
NON -HAZARDOUS MISC. EQUIPMENT

STORAGE
t
700 EAST BOONE

NOT A PART
NON -HAZARDOUS MISC. EQUIPMENT STORAGE
(Lumber, Angle -Iron, Fiberglas Panels, Mcl
i

SEE LIST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy Groups: F-1 (Monopole Fabrication)
Type of Construction: V-B-Nonsprinklered
Allowable Building Height = 40'; Proposed Building Height = 20' Actual Square Footages: F-1= 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf :. OK
Exit Occupant Loads: F-1= 8,000sf/100 sf/person = 80 persons Exit Width Required = [F-1](0.20) _ (801(0.20) = 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
Minimum Distance Required between Exits = [[(100')2+(85')`]x]/2 = 65'; Proposed Distance = 70'

BUILDING CODE OCCUPANCY/EXITING

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-00044
ASSEM& YAREA 4
,FINISHING
ASSEMBLY 4802

WELDING
INSTALL NEW 30W DOOR
ASSEMBLY AREA_$
-2 HAND PAINT AND PREP.

CLOSE OPENING --

WORK AREA
8,000 SQ. FT.
0'
700 EAST B(

NOT A P

OUTDOOR STOP
AREA 1
9/4/2021
SHEET 5 OF 6

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. AddresS numbers shall be clearly VISIbIO rrorn me Centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506 Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3
Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an F-1 occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
WAIT IM WWI[ 61Y9N010, M 111112.0•111W1 K WWlWiln .111114.„.14 W4u W Win WY, WM15Wilee "M" wW ■ /MOVED n i10 00100* elYluln,
CASE E
WIER
PROVIDE 2L0'EMin 108- CUPRP6
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WHERE A FLAREII 1 i^
510E OCCURS 1rt055WAL0 IF PROM
5100 OE OCCURS
Wn iu OURR

DETAIN A

TYPICAL ONE -RAMP
CORNER INSTALLAT;ON
see Rote. 1 UIM 5

ADA ACCESSABLE CURB RAMP
4-1ARAE VIXT RIAT R 00 5)
asunmAsuaxr-zet e
A
IIOIl
7 J
6uwt ciLv 5ndof5rd ean4DrSRWIn M.r/s
8 wur iYlliWws ymWly
W I111W WWs�W Y 1 i
ROTA) WASTE INCIARUR11
FOR TWO CONTAINERS 1/8-0511
IMP en Iw wee ay. rus.m 1 anise
Lw:

II
W..

DETAILS AND NOTES

TRASH ENCLOSURE/PAD
9/4/2021
SHEET 6 OF 6

Project Plan March 30, 2021
Company: Composite Plastic Systems Inc. (CPS)
Site Address: 700 E. Boone Street and 701 Arctic Avenue Days and Hours of Operation:

Monday through Thursday 7:00am — 4:30pm
Friday 7:00am-11:00am
Overtime as required.

Summary of Operations:

CPS manufactures cellular tower concealment products for major cellular carriers and their sub -contractors. Due to the custom nature of product the facility is not open to the general public but does receive visits from vendors and customers. CPS employee head count ranges from 5-10 with demand fluctuations. The towers are built to order and are shipped to the cellular tower site where it is installed by the customer.

Regulatory Agencies: CPS files annual reports with Santa Barbara County Health/Hazmat (CUPA) and Santa Barbara county air pollution control district (SBCAPCD).

Insurance: CPS has all required insurance policies.

Employee Safety: CPS has an employee safety program for general safety training, hazardous materials, forklift training, lock out/ tag out, spill containment and clean up, PPE and fire prevention. The company provides PPE to employees such as hard hats, gloves, respirators, glasses, face shields, hearing protection. Facility has many exits from each area, fire extinguishers count exceeding requirements, spill containment kits, two eye wash stations, and four mounted first aid kits.

Product Description:

CPS orders and assembles components for cellular towers that are concealed as trees and water tank towers. A majority of the components are delivered to the CPS facility as completed products from suppliers and stored until shipment (tower sections and faux branches). Assembly or cosmetic processes are performed on some components. Pieces may be welded together and painted with water base paint to cover the metal surfaces.

As you can imagine, the tower sections require a large outdoor storage area because they range from 15' to 45' long. Each tree holds 150 to 300 branches which also requires adequate outdoor storage space. Forklifts are utilized to move tower sections and pallets of faux branches.

Page 1 of 3 ends

On Site and Off Site Manufacturing:

This portion of the project plan will outline what is made on site and what is purchased as complete parts (made off site).

Item
#
1 CPS
Faux
Products
Made on site or
off site
Process performed on site
Branch — Poly Cast
Off Site
None, stored until shipped
2 Faux Branch — Resin and
Fibe-glass
Off Site
None, stored until shipped
3 Antenna Net Covers
Off Site
None, stored until shipped
4 Tower Sections — 15' to 45' long
Off Site
Weld branch receivers, texture, paint
5 Composite Panels — Resin and
fiberglass
Off Site
Trimmed and painted
6 Mounting brackets
On Site
Metal cut, drilled, welded, paint
7 Branch Extensions
On Site
Metal cut, drilled, welded, texture, paint
8 Faux Water Tower Legs
On Site
Metal cut, drilled, welded, paint
Off site manufactured products:

1. All branches are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 1, 2.

2. Antenna net covers are rolls of netting with branch leaves attached used to disguise antennas. They are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item

3. 3. Towe- sections are made by a supplier who specializes in tower fabrication and shipped complete from their facility. Item 4.

4. Composite panels made from resin and fiberglass are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 5.

On site manufacturing processes:

1. CPS employs certified steel welding fabricators who weld using standard equipment and process.

Process and equipment is the same as all other companies in Santa Maria who offer welding services.

Items 4, 6, 7.

2. The texture and paint are applied by hand using rollers and brushes. The texture and paints used are consumer grade and purchased from local suppliers such as Hayward Lumber, Home Depot and Dunn Edwards Paint. Items 4, 5, 6, 7.

3. Metal pipe sizes 1.5" to 3.5" are cut with bandsaws and holes are drilled with drill presses. Items 6, 7.

4. Metal angle pieces are cut with bandsaw and end caps welded on. Item 8.

5. On occasion a cutting torch is used on larger pipe. Item 7.

Page 2 of 3 ends

Delivery Traffic
During a normal year, CPS receives a shipment per week and ships product out weekly which is a very low volume of delivery trucks.

Welding
Indoor welding is performed by certified welder with 20+ years experience who follows OSHA safety protocols.

Such as but not limited to, fire extinguishers in work area rated for potential fire, no flammable materials or other work is being performed in welding areas. Welding assembly follows engineering drawings to attach small pieces of pipe or angle pieces to the tower sections, attach end caps on pipe from 2' to 8' in length.

Page 3 of 3 ends

CITY OF SANTA MARIA

CONDITIONAL USE PERMIT
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA, CA 93458 • 805.925.0951 X 2244 PERMIT NO. U2021-0004
APPROVAL DATE December 15, 2021
PROJECT NAME Composite Plastic Systems, Inc.

APPLICANT/OWNER Rienk Ayers/Ernie De Gasparis
ADDRESS/LOCATION 701 Arctic Avenue
DESCRIPTION Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 - square -foot building with three screened outdoor storage areas (14,800 - square -feet area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

A. That the project meets the vision, intent, and requirements of the General Plan and the Downtown Specific Plan for non -conforming uses. The approval of the subject Conditional Use Permit would allow for the existing unpermitted cellular tower concealment production facility located on the site. The use is located at a project size which already contains existing non -conforming industrial uses. The use is permitted to continue in the Railroad Loft District of the Downtown Specific Plan with the approval of the subject Conditional Use Permit; B. That the Planning Commission finds that the proposed use falls within the intent and purpose of the Commercial Manufacturing (CM) zone, that it will not be more obnoxious or detrimental to the public welfare, and is compatible with adjoining land uses, provided that conditions and developments standards are applied to mitigate any potentially adverse impacts. Specifically, the project is an allowed use in the CM Zone with a Conditional Use Permit. The project would be located within an area of the City with compatible similar existing industrial development, and also is within an existing multi -tenant industrial site which has been designed to accommodate manufacturing uses such as this project. The project would comply with the performance standards of the industrial zone, including screening of

Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence; F. That the establishment, maintenance and/or conducting of the use for which the conditional use permit review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in the neighborhood; nor shall the use be inconsistent with the character of the neighborhood or contrary to its orderly development because the project would be located within an existing non -conforming industrial development which was designed to accommodate manufacturing uses such as this project. Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -2-

to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence to ensure consistency with the character of the neighborhood;
G. That the conditions stated in the decision are necessary to protect the public health, safety and general welfare;
H. The project qualifies for a Class 1 Categorical Exemption (Existing Facilities) based on Section 15301 of the State California Environmental Quality Act (CEQA) Guidelines because the project is permitting an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site. None of the exceptions to the Class 1 Categorical Exemption that are listed in Section 15300.2 of the State CEQA Guidelines would apply. No further environmental review is required.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

2. Completion of Required Improvements. All of the required improvements associated with this conditional use permit shall be completed within six months of the approval date of this conditional use permit (June 16, 2022). The Zoning Administrator may provide additional time based upon a determination that adequate progress has been made to complete the improvements. The conditional use permit shall be scheduled for a public hearing for reconsideration by the Planning Commission for noncompliance with any conditions of approval as required by the permit including failure to meet the deadlines listed within the time sensitive conditions.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

4. Location of Screened Outdoor Storage. The screened outside storage shall be limited to the three (3) areas as depicted on the site plan on the plan set entitled Conditional Use Permit for Composite Plastic Systems (CPS) consisting of six pages submitted on September 4, 2021. If at any time the location of the storage areas is proposed to be changed to another area of the site, the Community Development Department must be notified Prior to relocation, plans for the relocation of the storage areas shall be submitted to the Community Development Department for approval, and may require approved changes to the permit and/or further environmental review.

5. Additional Outdoor Storage. Prior to the use of any additional areas for outdoor storage, other than those noted in condition 3 above, the applicant shall provide plans and description for additional storage areas shall be submitted to the Community Development Department for discretionary review. The use of additional outdoor areas for storage shall be subject to the approval of an amendment to this Use Permit by the Planning Commission and may require further environmental review.

6. Screening of Outdoor Storage. A solid fence or wall at a minimum height of 6 feet shall be placed next to all outside storage areas. All material stored outdoors must be stored below the fence or wall line to be fully screened from view from any public - right -of way to avoid industrial material from being visible. The Planning Division will review the screening methods proposed during building permit plan check process.

The applicant shall apply for and obtain building permits and shall complete the installation of the fence or wall, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the fence or wall to screen the storage area is not completed by March 16, 2022, the applicant shall remove all materials from the area to within the building or another City approved and adequately screened outdoor storage area.

8. Parking Area. 15 parking spaces are required, and 17 spaces are provided. The off- street parking area and access shall be paved and double striped in accordance with City parking standards. The parking area shall be maintained and regularly resealed and restriped. Please note that a building permit is required for restriping. The striping shall be visible at all times and the parking area shall be void of potholes and depressions.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -4-

The applicant shall apply for and obtain building permits and shall complete the installation of the approved trash enclosure, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the trash enclosure is not completed by March 16, 2022, the applicant shall store the trash receptacles within the building and roll them out on collection days or other storage location and method as approve by the City Public Works Department and Planning Division.

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

11. Business License. A City business license is required and shall be submitted within one month of the approval date of this conditional use permit (January 19, 2022)

12. Performance Standards. The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.

13. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

14. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

A. Legalization of the unpermitted restroom on -site.

B. Upgrading the existing parking lot to meet ADA standards including accessible parking stall(s) and path of travel requirements.

C. Upgrading the ingress/egress plan to include the proposed door on the floor plan of the approved CUP plan set.

D. Installation of the trash enclosure.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 5 -

The building permit application shall be submitted within two months of the approval date of this conditional use permit (February 16, 2022). A copy of these conditions shall be incorporated onto all approved building plans. The building permit will be plan checked for compliance with the California Building Codes effective at the time of building permit application. Plans for the project shall be prepared signed and sealed by a California registered design professional, i.e. architect or engineer.

16. Indemnification. The applicant shall agree to indemnify, defend (with counsel reasonably approved by the City), and hold harmless the City of Santa Maria and its officers, officials, employees, and agents from and against any and all claims, demands, actions, proceedings, lawsuits, losses, damages, judgments and/or liabilities by third parties arising out of, related to, or in connection with the project application or to attack, set aside, void, or annul, in whole or in part, an approval of the project application by the City and any related environmental approvals, development approvals or project conditions. The Applicant shall reimburse the City, its agents, officers, officials, or employees, for any court costs and attorney's fees that the City, its agents, officers, officials, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his/her obligations under this provision.

Public Works Department

ENGINEERING

17. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

B. Location, quantity, and orientation of trash enclosures.

C. All parcel lines and easements crossing the project site.

D. Locations and dimensions of all existing and proposed driveways and sidewalks.

E. Location of existing and proposed fire hydrants.

F. Required public improvements.

G. Limits of frontage improvements.

FEES

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -6-

The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Suite 101.

15.01 through 8-15.15 and 8-15.20).

STREET AND FRONTAGE CONDITIONS

20. Intersections. Sight distance requirements shall be maintained at the intersection of any street, alley, or driveway improved for vehicular traffic per S.M.M.C. Sections 12-

27.02 and 12-27.03.

WATER CONDITIONS

23. Water Pipe Abandonment. Any existing water services not to be used by this development shall be abandoned by the developer at the mainline per City requirements.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -7-

WASTEWATER CONDITIONS

25. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

SOLID WASTE CONDITIONS

29. Multi -family and Commercial/Industrial Solid Waste Facilities. Due to the size and nature of this development, waste collection bins are required. Solid waste pick-up for the subject site shall be provided by bin service only.

The applicant shall apply for and obtain building permits and shall complete the installation of the approved trash enclosure, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the trash enclosure is not completed by March 16, 2022, the applicant shall store the trash receptacles within the building and roll them out on collection days or other storage location and method as approve by the City Public Works Department and Planning Division.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -8-

Fire Department

32. Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506

33. Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3

34. Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

35. Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch.

35. All sub sections apply.

37. Fire Extinguishers. Fire extinguishers shall be 2A2OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906 .

39. Fire Inspection. A Fire Department inspection is required and shall be conducted within one month of the approval date of this conditional use permit (January 19, 2022).

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

Recreation & Parks Department

If any fees shall apply, the fees shall be paid within two months of the approval date of this conditional use permit (February 16, 2022).

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -9-

41. Landscape District. This project will be included in the Northeast Landscape Maintenance District. The signed and notarized "Petition Requesting Annexation" form is due at time of building permit issuance. It can be returned to the Recreation and Parks Department, 615 S. McClelland, Santa Maria, CA 93454. The form shall be submitted within two months of the approval date of this conditional use permit (February 16, 2022).

NOTES:

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 10 -

1016

CITY OF SANTA MARIA

PLANNING COMMISSION STAFF REPORT
February 16, 2022
3 COMPOSITE PLASTIC SYSTEMS, INC. CONDITIONAL USE PERMIT AT 701 ARCTIC AVENUE
Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 -square -foot building with three screened outdoor storage areas (14,800 -square -feet total area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

RECOMMENDATION
That the Planning Commission, by motion, approve the Conditional Use Permit U2021- 0004.

BACKGROUND
The applicant, Composite Plastic Systems (CPS), Inc., is requesting to permit an existing cellular tower concealment production facility at 701 Arctic Avenue (Exhibit A — Vicinity Map). The area surrounding the project site is developed with a diverse range of land uses and is in a period of transition with both industrial, residential, and public facility uses established. This is highlighted by adjacent single-family neighborhoods to the north, Hancock Terrace Apartments to the west, multi -tenant industrial development to the south, and Allan Hancock College to the southeast.

CPS fabricates cell tower components to create "made to order" cellular tower concealment facilities such as faux trees and faux water towers. The enclosed plan set provides detailed information about the production facility. The facility is currently located within an 8,000 -square -foot portion of an existing multi -tenant industrial building constructed in 1959. The business also utilizes outdoor storage areas on the property which would be screened from view as a condition of this permit.

At the time the site was originally developed in 1959, the property was zoned PD/CM (Planned Development / Commercial Manufacturing). Industrial uses were permitted under the PD/CM zoning. However, under the current Downtown Specific Plan Railroad Loft District zoning, industrial uses are no longer permitted. Any industrial uses existing within this zone are a legal non -conforming land use. The Downtown Specific Plan states that legal non -conforming land uses may continue to operate, change ownership, rebuild and expand, so long as the use does not grow beyond the property where the legal non- conforming use was established. The CPS facility has been determined to be a legal non- conforming use as the business replaced a prior industrial use at this location. Any new land uses established on the site must conform to the permitted uses that are listed in the Downtown Specific Plan.

ATTACHMENT F

December 15, 2021. Plannino Commission Hearing
This item was reviewed by the Planning Commission at the December 15, 2021, public hearing. During this hearing, the Planning Commission raised concerns regarding permitting the continuation of legal non -conforming land uses on the property. The Planning Commission moved to continue the item to February 16, 2022, with direction for staff to return with a report summarizing the land uses on the site that are legal non- conforming and uses that conform to the Downtown Specific Plan. For reference, the Planning Commission staff report from the prior hearing is enclosed.

DISCUSSION
Summary of Existing Legal Non -Conforming Uses
Following the December 15, 2021, Planning Commission hearing, staff completed additional research to confirm the number of existing businesses operating on the subject property. Staff also determined which businesses conform to the Downtown Specific Plan zoning, and which uses do not and are legal non -conforming. A site address map to clarify the location of each of the tenants is enclosed.

There are twenty-three tenant spaces identified throughout the multi -tenant site. Six of these spaces are currently vacant. There are eleven tenant spaces with businesses operating on the site that are identified as legal non -conforming land uses. The remaining six tenant spaces include businesses that conform to the permitted land uses in the Downtown Specific Plan. A table summarizing the specific information regarding each of the ex stinn land u ices at the specific tenant spaces on the site is enclosed The accuracy of information regarding the businesses operating at the site is based on City records on file including business licenses and building and planning permits. In cases where limited records are available, City staff will be following up with these businesses separately to ensure that any required entitlements and/or business licenses are obtained.

Environmental
The project would permit an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site.

This is a Class 1 (Existing Facilities) categorical exemption based on Section 15301 of the State CEQA Guidelines. None of the exceptions to the exemption identified in CEQA Section 15300.2 apply and no further environmental review is required.

Prepared by

CODY GRAYBEHL
Associate Planner
Approved by

DANA EAD
Planning Division Manager
Enclosures
Exhibit A - Vicinity Map
Permit
Plan Set
Site Address Map
Conformity Table
December 15, 2021 Planning Commission Staff Report
U2021-0004
COMPOSITE PLASTICS SYSTEMS, INC. FEBRUARY 16, 2022
-2-

PLANNING COMMISSION STAFF REPORT

t
East Park Av

VICINITY MAP
Exhibit A

CITY OF SANTA MARIA

CONDITIONAL USE PERMIT
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA, CA 93458 • 805.925.0951 X 2244 PERMIT NO. U2021-0004
APPROVAL DATE February 16, 2022
PROJECT NAME Composite Plastic Systems, Inc.

A. That the project meets the vision, intent, and requirements of the General Plan and the Downtown Specific Plan for non -conforming uses. The approval of the subject Conditional Use Permit would allow for the existing unpermitted cellular tower concealment production facility located on the site. The use is located at a project site which already contains existing non -conforming industrial uses. The use is permitted to continue in the Railroad Loft District of the Downtown Specific Plan with the approval of the subject Conditional Use Permit; B. That the Planning Commission finds that the proposed use falls within the intent and purpose of the Commercial Manufacturing (CM) zone, that it will not be more obnoxious or detrimental to the public welfare, and is compatible with adjoining land uses, provided that conditions and developments standards are applied to mitigate any potentially adverse impacts. Specifically, the project is an allowed use in the CM Zone with a Conditional Use Permit. The project would be located within an area of the City with compatible similar existing industrial development, and also is within an existing multi -tenant industrial site which has been designed to ac;ommodate manufacturing uses such as this project. The project would comply wish the performance standards of the industrial zone, including screening of

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -4-

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

11. Business License. A City business license is required and shall be submitted within one month of the approval date of this conditional use permit (March 16, 2022)

12. Performance Standards. The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.

13. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

14. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

A. Legalization of the unpermitted restroom on -site.

B. Upgrading the existing parking lot to meet ADA standards including accessible parking stall(s) and path of travel requirements.

C. Upgrading the ingress/egress plan to include the proposed door on the floor plan of the approved CUP plan set.

D. Installation of the trash enclosure.

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -5-

The building permit application shall be submitted within two months of the approval date of this conditional use permit (April 16, 2022). A copy of these conditions shall be incorporated onto all approved building plans. The building permit will be plan checked for compliance with the California Building Codes effective at the time of building permit application. Plans for the project shall be prepared signed and sealed by a California registered design professional, i.e. architect or engineer.

Public Works Department

ENGINEERING

17. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

B. Location, quantity, and orientation of trash enclosures.

C. All parcel lines and easements crossing the project site.

D. Locations and dimensions of all existing and proposed driveways and sidewalks.

E. Location of existing and proposed fire hydrants.

F. Required public improvements.

G. Limits of frontage improvements.

FEES

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -6-

The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Room 101.

15.01 through 8-15.15 and 8-15.20).

STREET AND FRONTAGE CONDITIONS

20. Intersections. Sight distance requirements shall be maintained at the intersection of any street, alley, or driveway improved for vehicular traffic per S.M.M.C. Sections 12-

27.02 and 12-27.03.

WATER CONDITIONS

23. Water Pipe Abandonment. Any existing water services not to be used by this development shall be abandoned by the developer at the mainline per City requirements.

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -7-

WASTEWATER CONDITIONS

25. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

26. Wastewater Discharge Permit.

Prior to building permit issuance, the developer
shall obtain a Wastewater Discharge Permit from the City. Contact the Utilities Department at (805) 925-0951, ext. 7270 for the permit application.

SOLID WASTE CONDITIONS

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -8-

Section 8-6.09).

Fire Department

32. Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506

33. Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3

34. Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

35. Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

37. Fire Extinguishers. Fire extinguishers shall be 2A2OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906 .

39. Fire Inspection. A Fire Department inspection is required and shall be conducted within one month of the approval date of this conditional use permit (March 16, 2022).

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

Recreation & Parks Department

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -9-

NOTES:

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 10 -

NEW ADA ACCESSIBLE RAMP

TO CITY STANDARDS
N SCREEN W/RATS ---�.

EAST BOONE STREET
EXISTING 6 -FOOT- —
WALL

APARTMENTS
U
U
O
U
Z
30'
700
BOONE

NOT A PART
BLDG. - 1

OUTDOOR

STORAGE
AREA 1
4,000 SF

HAZMAT STORAGE CONTAINER

SITE PLAN
SCALE: 1" = 40'

FAUX BRANCH

STORAGE
i
.4
J

COMPOSITE

PLASTIC

SYSTEMS
701
ARCTIC
l Y1
9'
BLDG. — 2

TRI-COUNTY

INSULATION
715

OUTDOOR

STORAGE
AREA 2
4,000 SF

ACCESSABLE SPACE

SEE DETAIL
715
BLDG. — 3

SAWYER'S

BUILDING SUPPLY

PCPA STORAGE

UPGRADE EXISTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)

OUTDOOR STORAGE

NOT A PART
Bs'

OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE
1 50'

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET 8,000 SQ. FT

PARKING TABULATIONS
REQUIRED: 391 SPACE PER 520 SQ. Ft .15 SPACES
PROVIDED: 16 STANDARD
1 ADA ACCFSSABLE SPACE
TOTAL PROVIDED: 17 SPACES

SIZE OUTDOOR STORAGE AREAS
AREASO. FT.

STORAGE AREA 1: 4,000 SQ. FT.

STORAGE AREA 2. 4,000 SO. FT.

STORAGE AREA 3: 6,800 SQL FT.

TOTAL OUTDOOR STORAGE AREA 144100SO. FT.

OUTDOOR STORAGE LOCATION OF MAJOR COMPONENTS

1. Faux Tree Branch: Stored Outdoors In Storage Area 2.

2. Faux Branch: Stored Outdoors in Storage Area 2.

3. Antenna Net Covers: Stored Indoors.

4. Metal Tower Sections: Stored Outdoors in Storage Area3

5. Weld branch receivers: Stored indoors.

6. Composite Panels: Stored Indoors.
7 Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored Indoors.

9. Faux Water Tower Legs: Stored Outdoors in Storage Area 3.

10. Welding Gases: Stored In Metal Sea -Train Container In Storage Area 2. (Per Fire Dept, Specificatlons)-
•For more Information see Project Plan dated March 30, 2021.

PARKING NOTE: ALL PARKING SPACES STANDARD SIZE STALLS DOUBLE -STRIPED TO CITY FXLST 6 -FOOT STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE -AREAS 1 & 2 CHAIN UNIT FENCE

ARCTIC STREET
(PRIVATE)

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS (CPS) 9/4/2021
SHEET 1 OF 6

INSTALL NEW 3068 DOOR
M
'
into 'L
ae�

ACCESSIBLE PARKING DETAIL
BREAK
ROOM
BAT'±IR9OM
�I

BATHROOM
ASSEMBLY AREA 4

FINISHING
N
EXIST. DOOR
32" CLEAR
OFFICE
OFFICE
OfFC.

ASSEMBLY AREA 2

WELDING

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
ASSEMBLY AREA 3
HAND PAINT AND PREP.

CLOSE OPENING
99' — 8"
1 701
ARCTIC

WORK AREA
8,000 SQ. FT.

ASSEM&YAREA 1

WELDING

FLOOR PLAN
Scale 1"-10'
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF 6

.E• /MN GRAB RAR
9AO£133HS
REFRIG.

DOOR 30'

WIDENED DOOR
@ 32" MIN. CLEAR
84" DIAMETER CLEAR
IDI _ e4
-r 344
- EXIST GRAB BARS
@ 34.5' O.C.

BATHROOM PLAN (EXISTING)
IT uw GR/d eve
Ir

4.A DISPENSER=
.W' WI%.JO l�.d

HIGHEST OPERABLE

PART TAM

GRAB BARS (SEE DETAIL)

BATHROOM PLAN (PROPOSED)

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004

SOF ELEVATION
9/4/2021

MATERIALS STORED ON -SIT€

MATERIAL QUANTITY LOCATION
a
Household doming supplle
9 Nahum
2 Metal and Plastic Hardware. Nut6
Bala Waders
10,000
South End
OWldiry
3 Lumber We. 494, tau Plywood
100
North and
Mdld m
6 Had Tools
100
btldMe of
bdMng
S
Metal Angle Iran Varlets doe
100
North YAW HI
6 Metal Pipe Various Uses
200
200-60i.

North Tad 91
7 Lava paint
Weal end
bulldog
0 P1600AditnM
WWI
Wee and
beading
9 Spray Pelnt Cars
20 Cam
Wet ad
WINN.
15 Epdamnt
S0
SeamntaMw
U
Fate Oranhe
3000
With Yard IN
12 Pan Ec0aaa
10 South Yard 52
13 Tower Sectlu
20 Seth Eat Yard
IN
14 Procne
20 SSamnlMta
15 Mikan
100
SeamMNlw
16 Welding Ames- Acetylene, Amon.

Wane, Owen, NlgNn. Carbon
11144169
13 MINN of
blare
17 Metal Plates Varian Res
500
Mddla of
bdiWg
IA
OtMt
20 Wert and
bugilg
19 4151 0015 cans
26 East end building
20 Cold OH
a
East and buldng
21 FthaLlaa pans
24 tmrdt Yard et
t- I

NON -HAZARDOUS MATERIALS
(Pabst, adhesives)

NON -HAZARDOUS

MATERIALS STORAGE
WHIM 1 ONCE S O.K.Pl

WELDING GASES
NON -HAZARDOUS MISC. EQUIPMENT

STORAGE
700 EAST BOONE

NOT A PART
NON -HAZARDOUS MISC. EQUIPMENT STORAGE
(Lumber, Angle -Iron, Fiberglas Panels, etc.)
i

SEE LIST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy Groups: F-1 (Munupule fabrlwllun)
Type of Construction: V-B-Nonsprinklered
Allowable Building Height = 40'; Proposed Building Height = 20' Actual Square Footages: F-1= 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf :. OK
Exit Occupant Loads: F-1 = 8,0000/100 sf/person = 80 persons Exit Width Required = (F-1](0.20) = (80](0.20) = 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
A33
ip
Minimum Distance Required between Exits = [I(100')'+ (85')x]'9/2 = 65'; Proposed Distance • 70'

RESTROOM REQUIREMENTS
2019 C.P.C. TABLE A and C.P.C. Section 422.2, Exception O2 Table A; F Occupancy = 2,000 sf/person
F Occupancy Proposed = 8,000 sf
II Persons - 8,000 of/2,000 sf/pereen tt 4 Persons
4 Persons < 10 Persons; r. One (1) Unisex Restroom Permitted, 1 Unisex Restroom Provided

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
1 -INRYINOW wn DOan
50 Persons
�I CLOSE OPENING ---
7 ASSEMBLY AREA 4
,FINISHING
fiSSEMN8lX ARIA
WEL G
n
701 WORK AREA
ARCTIC

8.000 SQ. FT
A_SSEM&L -it' AREA I
d/IELD!NG
70O EAST B<

NOT A P

OUTDOOR STOP
AREA 1

BUILDING CODE OCCUPANCY/EXITING
9!412021
SHEET 5 OF 6

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

Storage of Compressed Gas Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an FF-1 occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Departments preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
CASE F
PROVIDE Carl
/

SIDEWALK
*HERE A FLARED

SIDE OCCURS

W'POFFECURBY
I_ I cgpsPRALK ./E _CRQU1Dt4_
&TAIL R

TYPICAL ONE -RAMP

CORNER INSTALLATION
See Notes 1 050 3

ADA ACCESSABLE CURB RAMP
B
r

0.11 MOMS
0110.
:AV
WW1.

HIDE.YlCW__FRer rU. DP_61
1,{1Y'(AD0N IEIIeET_LSIP—D1
=FA. ser7.213.41
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/MOM, IT BE =KM M 41111*.
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r.at *m4rat51
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NM in
r
r
City of Santa Usrre
Standard Drawin.
—S

SOLID WASTE ENCLOSURE

FOR TWO CONTAINERS
run .n NMIMG
MB -16B

DETAILS AND NOTES

TRASH ENCLOSURE/PAD
9/4/2021
SHEET 6 OF 6

4 AI
I ■l
East Boone Street
-!Mir .a
'O•
4 p.n.MEN s
wow "JOW07
•
0 CD
a)
t(3
D
O
A rl

Tenant Space
Business Name
Legal Non -Conforming
Use in Downtown
Specific Plan
Conforms to Downtown
Specific Plan
701 Arctic Ave
Composite Plastic Systems
V
715 Arctic Ave & 712 E Boone St
Tri County Insulation and Acoustical Contractors
V
742 Arctic Ave A
Tuffy's Appliance Services
V
742 Arctic Ave C
Holenda Refinishing
V
631 & 633 S College Ave
Ricks Appliance Service Inc
V
709 Arctic Ave*
Unknown Storage Yard
V
635 S College Ave*
MK Williams Sprinkler
V
637 S College Ave*
Bassett Rain Gutters and Construction, Inc.

V
643 S College Ave*
Amdal Transport Services
V
720 Arctic Ave
Randy Arnold Enterprises Inc. Office
V
742 Arctic Ave D
Never too Late Fitness
V
742 Arctic Ave E
AD Embroidery
V
742 Arctic Ave G
SM Floor Covering
V
641 S College Ave*
Church Tenant (Iglesia Cristiana Pentecostes)
V
742 Arctic Ave B*
Computer Solutions
V
719 Arctic Ave
Vacant
742 Arctic Ave F
Vacant
700 E Boone St
Vacant
716 E Boone St
Vacant
639 S College Ave
Vacant
645 S College Ave
Vacant
*Limited City records

sJD

CITY OF SANTA MARIA

RECOMMENDATION
That the Planning Commission, by motion, approve the Conditional Use Permit U2021- 0004.

BACKGROUND
The applicant, Composite Plastic Systems, Inc., proposes to permit an existing cellular tower concealment production facility at 701 Arctic Avenue (Exhibit 1). The project site is located within an existing multi -tenant industrial building constructed in 1959. The zone district at the project site when the site was developed in the 1950s was PD/CM (Planned Development/Commercial Manufacturing). The project site throughout the years has been util;zed by a variety of industrial uses including manufacturing of brass furniture, an auto repair/chrome shop, and a truck painting operation. The project site is surrounded to the ncrth, south and east by residential uses and to the south by industrial uses. The zoning to the north and east is R-3 (High Density Residential) and the zoning to south and west is PD/CM and Railroad Loft District of the Downtown Specific Plan. The Hancock Terrace Apartments are located on the adjacent property to the west of the site. This area of the city contains a diverse range of land uses. This is highlighted by adjacent single- family neighborhoods, apartment complexes, multi -tenant industrial development and Allan Hancock College. The project vicinity is in a period of transition with both industrial and residential uses established from prior development.

Staff was notified by the City's Code Enforcement Division in September of 2018 about an existing unpermitted cellular tower concealment production facility located at the site.

The Permit with conditions of approval is included with this staff report.

U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-2-

Prepared by
Approved by

CODY GRAYBEHL DANA EADY
Associate Planner Planning Division Manager
Exhibits.

1. Vic,nity Map

2. Plan Set

3. Project Description
Permit
U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-3-

NEW ADA ACCESSIBLE RAMP

TO CITY STANDARDS SCREEN W/ SLATS --

EAST BOONE STREET
EXISTING 5 -FOOT --
WALl

APARTMENTS
8 U
2 30'
1 1
700
BOONE

NW A PART
BLDG. - 1

OUTDOOR

STORAGE
AREA 1
4,000 SF

HAZMAT STORAGE CONTAINER

FAUX BRANCH

STORAGE

SITE PLAN
SCALE: 1" = 40'

COMPOSITE

PLASTIC

SYSTEMS
701
ARCTIC
BLDG. - 2

TRI-COUNTY

INSULATION
715
.19
1 OUTDOOR

STORAGE
AREA 2
4,000 SF
ii

ACCESSABLE SPACE

SEE DETAIL
716
BLDG. — 3

SAWYER'S

BUILDING SUPPLY

PCPA STORAGE
011

UPGRADE EXISTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)
PARKING NOTE: ALL PARKING SPACES STANDARD SIZ STALLS DOUBLE -STRIPED TO CITY STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE —AREAS 1 & 2 CHAIN LINK FENCE

OUTDOOR STORAGE

NOT A PART
EXIST 6 -FOOT../
85'

OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE
50'

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET 8,000 SQ. FT

PARKING TABULATIONS
REQUIRED: @ 1 SPACE PER 520 SQ. FT = IS SPACES
PROVIDED: 16 STANDARD
1 ADA ACCESSABLE SPACE
TOTAL PROVIDED: 17 SPACES

SIRDELLKIRKELSIENKARESE
ABTA AREASO, FT.

STORAGE AREA 1: 4,00010. FT.

STORAGE AREA 2: 4.000 SQ FT.

STORAGE AREA 3: 6,80050. FT.

TOTAL OUTDOOR STORAGE AREA 14,800 SQ. FT.

OUTDOOR STORAGE LOCATION OF MA/OR COMPONENTS

1. Fault Tree Branch: Stored Outdoors in Storage Area 2.

2. Faux Branch: Stored Outdoors in Storage Area 2.

3. Antenna Net Covers: Stored Indoors.

4. Metal Tower Sections: Stored Outdoors In Storage Area j

5. Weld branch receivers: Stored indoors.

6. Composite Panels: Stored indoors.

7. Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored Indoors.

9. Faux Water Tower Legs: Stored Outdoors in Storage Area 3.

10. Welding Gases: Stored in Metal Sea -Train Container In Storage Area 2. (Per Fire Dept, Specifications).
'For more Information see Project Plan dated March 30, 2021.

ARCTIC STREET
(PRIVATE)
742
BLDG. - 5

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS (CPS) 9/412021 SHEET 1 OF 6

EXIST. DOOR
32' CLEAR
.81
•v
F "F
ASSEMBLY AREA 2

WELDING

ASSEMBLY AREA I

WELDING

ACCESSIBLE PARKING DETAIL

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
•
701
ARCTIC
INSTALL NEW 3068 DOOR
ASSEMBLY AREA 3
HAND PAINT AND PREP.
99'-8"

CLOSE OPENING

WORK AREA
8,000 SQ. FT.

FLOOR PLAN
Scale 1"-10'
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF 8

REFRIG.

DOOR @ 30"

UNISEX BATHROOM

WIDENED DOOR
@ 32" MIN. CLEAR

BN DIAMETER CLEAR

BREAK ROOM
- EXIST GRAB BARS
@ 34.5" o.c.

GRAB BARS (SEE DETAIL)

BATHROOM PLAN (EXISTINGI
FY S/04 GSM BMt
SEE EL.PVATbN

BREAK ROOM
BATHROOM PLAN (PROPOSED1

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021

MATERIALS STORED ON -SITE

MATERIAL QUANTITY LOCATION
1 Hawheddeadng applies
S
Maboors
2 Metal and Plastic Hardware - Nub,
Bobs. Washers
10A00
South End
Wilding
3 lumbar ba. 404,242 Plywood
100
North end
lidhla
4 Hand Tools
100
Middle of
bulking
s
Mew Made Iron Weans slats
100
North 'lard 41
B
Metal Pte varlets sites
200
North YardII
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NON -HAZARDOUS MATERIALS
(Paint, adhesives)
700 EAST BOONE

NOT A PART
NON -HAZARDOUS MISC. EQUIPMENT STORAGE
(lumber, Angle -Iron. Fiberglas Panels, etc.)
i

SEE UST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy Groups: F S (Muuupule reLikellun)
Type of Construction: V-B-Nonspdnklered
Allowable Building Height is 40'; Proposed Building Height = 20' Actual Square Footages: F-1 = 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf :. OK
Exit Occupant Loads: F-1 = 8,000sf/100 sf/person = 80 persons Exit Width Required = IF -11(0.20) = [80)(0.20) = 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
Minimum Distance Required between Exits = [11100')' + (85')')xj/2 = 65'; Proposed Distance x 70'

RESTROOM REQUIREMENTS
2019 C.P.C. TABLE A and C.P.C. Section 422.2, Exception 42 Table A; F Occupancy = 2,000 sf/person
F Occupancy Proposed = 8,000 sf
Ii Persons = 8,000 sf/e,i oo sf/person' u Persons
4 Persons < 10 Persons; :• One (1) Unisex Restroom Permitted, 1 Unisex Restroom Provided

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
of
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INSTALL NEW 3060 DOOR
50 Persons
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BUILDING CODE OCCUPANCY/EXITING
700 EASTB(

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AREA 1
20' 2e
9/4/2021
SHEET 6 OF 6

CASE F

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

WHERE A fLCNEO 510E OCCYRS
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See Notes 1 And 3

DETAIL R

TYPICAL ONE -RAMP

CORNER INSTALLATION
Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply. ADA ACCESSABLE CURB RAMP Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an F-1 occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

Fire Extinguishers. Fire extinguishers shall be 2A1OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906
Fire Hydrant. The onsite tire hydrant shall be clear from obstruction at all times.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
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TRASH ENCLOSURE/PAD
9/4/2021
SHEET 6 OF 6

Project Plan March 30, 2021
Company: Composite Plastic Systems Inc. (CPS)
Site Address: 700 E. Boone Street and 701 Arctic Avenue Days and Hours of Operation:

Monday through Thursday 7:00am — 4:30pm
Friday 7:00am-11:OOam
Overtime as -equired.

Summary of Operations:

Regulatory Agencies: CPS files annual reports with Santa Barbara County Health/Hazmat (CUPA) and Santa Barbara coun:y air pollution control district (SBCAPCD).

Insurance: CPS has all required insurance policies.

Product Description:

Page 1 of 3 ends

On Site and Off Site Manufacturing:

This portion of the project plan will outline what is made on site and what is purchased as complete parts (made off site).

Item
CPS Products
Made site or
off site
Process performed on site
1 Faux Branch — Poly Cast
Off Site
None, stored until shipped
2 Faux Branch — Resin and
Fiberglass
Off Site
None, stored until shipped
3 Antenna Net Covers
Off Site
None, stored until shipped
4 Tower Sections —15' to 45' long
Off Site
Weld branch receivers, texture, paint
5 Composite Panels — Resin and
fiberglass
Off Site
Trimmed and painted
6 Mounting brackets
On Site
Metal cut, drilled, welded, paint
7 Branch Extensions
On Site
Metal cut, drilled, welded, texture, paint
8 Faux Water Tower Legs
On Site
Metal cut, drilled, welded, paint
Off site manufactured products:

1. All branches are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 1, 2.

3. 3. Tower sections are made by a supplier who specializes in tower fabrication and shipped complete from their facility. Item 4.

4. Composite panels made from resin and fiberglass are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 5.

On site manufacturing processes:

1. CPS employs certified steel welding fabricators who weld using standard equipment and process.

Process and equipment is the same as all other companies in Santa Maria who offer welding services.

Items 4, 6, 7.

3. Metal pipe sizes 1.5" to 3.5" are cut with bandsaws and holes are drilled with drill presses. Items 6, 7.

4. Metal angle pieces are cut with bandsaw and end caps welded on. Item 8.

5. On occasion a cutting torch is used on larger pipe. Item 7.

Page 2 of 3 ends

Delivery Traffic
During a normal year, CPS receives a shipment per week and ships product out weekly which is a very low volume of de-ivery trucks.

Welding
Indoor weldirg is performed by certified welder with 20+ years experience who follows OSHA safety protocols.

Page 3 of 3 ends

CITY OF SANTA MARIA

CONDITIONAL USE PERMIT
PLANNING DIVISION • 110 SOUTH PINE STREET ROOM 101 • SANTA MARIA. CA 93458 • 805.925.0951 X 2244 PERMIT NO. U2021-0004
APPROVAL DATE December 15, 2021
PROJECT NAME Composite Plastic Systems, Inc.

APPLICANT/OWNER Rienk Ayers/Ernie De Gasparis
ADDRESS/LOCATION 701 Arctic Avenue
DESCRIPTION Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 - square -foot building with three screened outdoor storage areas (14,800 - square -feet area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence; F. That the establishment, maintenance and/or conducting of the use for which the conditional use permit review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in the neighborhood; nor shall the use be inconsistent with the character of the neighborhood or contrary to its orderly development because the project would be located within an existing non -conforming industrial development which was designed to accommodate manufacturing uses such as this project. Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -2-

to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence to ensure consistency with the character of the neighborhood;
G. That the conditions stated in the decision are necessary to protect the public health, safety and general welfare;
H. The project qualifies for a Class 1 Categorical Exemption (Existing Facilities) based on Section 15301 of the State California Environmental Quality Act (CEQA) Guidelines because the project is permitting an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site. None of the exceptions to the Class 1 Categorical Exemption that are listed in Section 15300.2 of the State CEQA Guidelines would apply. No further environmental review is required.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

2. Completion of Required Improvements. All of the required improvements associated with this conditional use permit shall be completed within six months of the approval date of this conditional use permit (June 16, 2022). The Zoning Administrator may provide additional time based upon a determination that adequate progress has been made to complete the improvements. The conditional use permit shall be scheduled for a public hearing for reconsideration by the Planning Commission for noncompliance with any conditions of approval as required by the permit including failure to meet the deadlines listed within the time sensitive conditions.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

The applicant shall apply for and obtain building permits and shall complete the installation of the fence or wall, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the fence or wall to screen the storage area is not completed by March 16, 2022, the applicant shall remove all materials from the area to within the building or another City approved and adequately screened outdoor storage area.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -4-

The applicant shall apply for and obtain building permits and shall complete the installation of the approved trash enclosure, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the trash enclosure is not completed by March 16, 2022, the applicant shall store the trash receptacles within the building and roll them out on collection days or other storage location and method as approve by the City Public Works Department and Planning Division.

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

11. Business License. A City business license is required and shall be submitted within one month of the approval date of this conditional use permit (January 19, 2022)

12. Performance Standards.

The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.

13. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

14. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

A. Legalization of the unpermitted restroom on -site.

B. Upgrading the existing parking lot to meet ADA standards including accessible parking stall(s) and path of travel requirements.

C. Upgrading the ingress/egress plan to include the proposed door on the floor plan of the approved CUP plan set.

D. Installation of the trash enclosure.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -5-

The building permit application shall be submitted within two months of the approval date of this conditional use permit (February 16, 2022). A copy of these conditions shall be incorporated onto all approved building plans. The building permit will be plan checked for compliance with the California Building Codes effective at the time of building permit application. Plans for the project shall be prepared signed and sealed by a Califomia registered design professional, i.e. architect or engineer.

Public Works Department

ENGINEERING

17. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

B. Location, quantity, and orientation of trash enclosures.

C. All parcel lines and easements crossing the project site.

D. Locations and dimensions of all existing and proposed driveways and sidewalks.

E. Location of existing and proposed fire hydrants.

F. Required public improvements.

G. Limits of frontage improvements.

FEES

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -6-

The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Suite 101.

15.01 through 8-15.15 and 8-15.20).

STREET AND FRONTAGE CONDITIONS

20. Intersections. Sight distance requirements shall be maintained at the intersection of any street, alley, or driveway improved for vehicular traffic per S.M.M.C. Sections 12-

27.02 and 12-27.03.

WATER CONDITIONS

23. Water Pipe Abandonment. Any existing water services not to be used by this development shall be abandoned by the developer at the mainline per City requirements.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -7-

WASTEWATER CONDITIONS

25. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

SOLID WASTE CONDITIONS

The applicant shall apply for and obtain building permits and shall complete the installation of the approved trash enclosure, documented by final building permit acceptance by the Community Development Department, within three months of the approval date of this conditional use permit (March 16, 2022). If the trash enclosure is not completed by March 16, 2022, the applicant shall store the trash receptacles within the building and roll them out on collection days or other storage location and method as approve by the City Public Works Department and Planning Division.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -8-

Fire Department

32. Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506

33. Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3

34. Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

35. Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch.

35. All sub sections apply.

37. Fire Extinguishers. Fire extinguishers shall be 2A2OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906 .

39. Fire Inspection. A Fire Department inspection is required and shall be conducted within one month of the approval date of this conditional use permit (January 19, 2022).

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

Recreation & Parks Department

If any fees shall apply, the fees shall be paid within two months of the approval date of this conditional use permit (February 16, 2022).

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -9-

NOTES:

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 10 -

CITY OF SANTA MARIA

PLANNING COMMISSION STAFF REPORT
April 6, 2022
2 COMPOSITE PLASTICS SYSTEMS, INC. CONDITIONAL USE PERMIT AT 701

ARCTIC AVENUE
Review of a Conditional Use Permit (U2021-0004) for Composite Plastics Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square - foot portion of an existing 12,000 -square -foot building with three screened outdoor storage areas (14,800 -square -feet total) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

RECOMMENDATION
That the Planning Commission, by resolution, deny the Conditional Use Permit.

BACKGROUND
The applicant, Composite Plastic Systems (CPS), Inc., is requesting to permit an existing cellular tower concealment production facility at 701 Arctic Avenue (Exhibit A — Vicinity Map). The area surrounding the project site is developed with a diverse range of land uses and is in a period of transition. The recent trend of land development amongst this transition area has been residential development. This is highlighted by adjacent residential development to the north, east and west of the project site, including the Hancock Terrace Apartments located on the adjacent property to the west and single- family dwellings directly north of the site on Boone Street.

Previous Planning Commission Hearings
This project was reviewed by the Planning Commission at public hearings held on December 15, 2021, and February 16, 2022. During the public hearings, the Planning Commission raised multiple concerns about the project. The concerns raised included permitting the continuation of legal non -conforming land uses on the property, the lack of continuity the existing production facility would have with the purpose of the Downtown Specific Plan and with the existing adjacent residential development, and the potential adverse impacts the project would have on adjacent land uses that currently conform to the Downtown Specific Plan. The Planning Commission moved to deny the project and continue the item to April 6, 2022, with direction to Planning staff to retum with a resolution including findings for denial of the project. The staff reports from the December 15, 2021 and February 16, 2022 Planning Commission hearings are enclosed.

ATTACHMENT G

DISCUSSION
Project Description
CPS fabricates cell tower components to create "made to order" cellular tower concealment facilities such as faux trees and faux water towers. During a typical year, the facility receives approximately one truck shipment of components per week and trucks ship product out weekly to be delivered to customers. The pre -manufactured components delivered to the facility include poly cast/resin/fiberglass faux branches, antenna net covers, metal tower sections and resin/fiberglass composite panels. The items manufactured on -site include metal mounting brackets, metal branch extensions and metal faux water tower legs. The branch receivers/extensions, antenna net covers, mounting brackets and composite panels are all kept indoors in the fabrication shop.

Minor cosmetic improvements occur on -site which include trimming and texturing/painting of sections to ensure the concealment facility meets the stealth/camouflage requirements for each individual order.

The assembly work that occurs on -site includes cutting, drilling, welding, and assembly of the various components listed above. All on -site manufacturing, assembly and cosmetic work occurs indoors within the fabrication shop. Each of the sections of an individual faux tree range in size from 15- to 45 -feet long and require usage of outdoor areas of the site for storage. The faux tree option typically utilizes 150-300 branches which requires storage in outdoor areas of the site as well. The business requires the storage and usage of hazardous materials in the form of compressed gases for welding operations, glues, plasters and paints. These materials are stored within the existing fabrication shop.

Findings for Denial of the Project
Based on the direction of the Planning Commission at the February 16, 2022, hearing, staff prepared a resolution with findings to deny the Conditional Use Permit (U2021- 0004). The findings to deny the project are based on the adverse effects the project will have on abutting residential properties, and that it is detrimental to the health, safety, and welfare of persons residing in the neighborhood. The project is also inconsistent with the residential character of the neighborhood, contrary to its orderly development, and does not meet the requirements of the General Plan Land Use Element.

The CPS project is an existing industrial land use that is not consistent with the surrounding land uses in the vicinity which are primarily residential. The project site is located directly to the east of the Hancock Terrace Apartments and across the street from a single-family residential subdivision on Boone Street. Residents living in this area may be adversely affected by the project's industrial operations that have the potential to create noise, dust, and fumes from welding that requires the use of flammable compressed gases, and adhesives, paints, and plasters used in the assembly of the faux cellular towers. These operations, including the storage of hazardous and flammable materials within the existing fabrication shop, occur within approximately 150 feet of the Hancock Terrace Apartments. Residents living near the project site are also frequently exposed to trucks delivering industrial materials to the site, including 15- to 45 -foot -long metal cellular tower concealment sections and faux tree sections. Delivery trucks may U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTIC SYSTEMS APRIL 6, 2022
-2-

idle for periods of time creating exhaust fumes and noise that could be detected by residents living adjacent to the site. Traffic congestion may also occur from trucks obstructing vehicular traffic on Boone Street, which already experiences congestion due to the high usage of the roadway by residents living in the Hancock Terrace Apartments and surrounding residences.

The cellular concealment sections, faux tree sections, and other industrial materials used in the business operations, including seatrains, are stored in outdoor storage areas throughout the project site. The storage areas are visible from Boone Street and surrounding residential properties such as the Hancock Terrace Apartments, which includes multiple three-story buildings that face east onto the project site. The project location, including the storage areasare highly visible from the upper stories of the apartments. The project includes screening measures to address public views from Boone Street and adjacent rights -of -ways. However, the outdoor storage areas would not be screened from view from the upper floors of the adjacent apartments. The inability to screen the project operations and related materials from the upper floors of the apartments would result in a project that creates a negative aesthetic and is inconsistent with and contrary to the orderly development of the existing residential neighborhood.

Additionally, the resulting adverse effects to adjacent residents from noise, traffic congestion resulting from truck deliveries, and aesthetics impacts resulting from the onsite storage is inconsistent with the residential character of the neighborhood.

Environmental
The California Environmental Quality Act (CEQA) does not apply to projects which a public agency rejects or disapproves in accordance with section 15270 of the CEQA guidelines, and no further environmental review is required.

Prepared by

CODY GRAYBEHL
Associate Planner
Approved by

DANA EADY
Planning Division Manager
Enclosures.

Exhibit A - Vicinity Map
Planning Commission staff reports (12/15/21 & 2/16/22)
U2021-0004

PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTIC SYSTEMS APRIL 6, 2022
-3-

•
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ID)

CITY OF SANTA MARIA

RECOMMENDATION
That the Planning Commission, by motion, approve the Conditional Use Permit U2021- 0004.

December 15, 2021, Plannina Commission Hearing
This item was reviewed by the Planning Commission at the December 15, 2021, public hearing. During this hearing, the Planning Commission raised concerns regarding permitting the continuation of legal non -conforming land uses on the property. The Planning Commission moved to continue the item to February 16, 2022, with direction for staff to return with a report summarizing the land uses on the site that are legal non- conforming and uses that conform to the Downtown Specific Plan. For reference, the Planning Commission staff report from the prior hearing is enclosed.

DISCUSSION
Summary of Existing Legal Non-Conforminq Uses
Following the December 15, 2021, Planning Commission hearing, staff completed additional research to confirm the number of existing businesses operating on the subject property. Staff also determined which businesses conform to the Downtown Specific Plan zoning, and which uses do not and are legal non -conforming. A site address map to clarify the location of each of the tenants is enclosed.

There are twenty-three tenant spaces identified throughout the multi -tenant site. Six of these spaces are currently vacant. There are eleven tenant spaces with businesses operating on the site that are identified as legal non -conforming land uses. The remaining six tenant spaces include businesses that conform to the permitted land uses in the Downtown Specific Plan. A table summarizing the specific information regarding each of the evicting land !mac at the cnecific tenant maces nn the, site is enclosed The accuracy of information regarding the businesses operating at the site is based on City records on file including business licenses and building and planning permits. In cases where limited records are available, City staff will be following up with these businesses separately to ensure that any required entitlements and/or business licenses are obtained.

Environmental
The project would permit an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site.

Prepared by
4S-4

CORY GRAYBEHL
Associate Planner
Approved by

DANA EAD
Planning Division Manager
Enclosures
Exhibit A - Vicinity Map
Permit
Plan Set
Site Address Map
Conformity Table
December 15, 2021 Planning Commission Staff Report
U2021 -00C4
COMPOSITE PLASTICS SYSTEMS, INC. FEBRUARY 16, 2022
-2-

PLANNING COMMISSION STAFF REPORT

CITY OF SANTA MARIA

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 4 -

Failure to comply with this condition is a public nuisance and is subject to the adopted Citation Ordinance of the City of Santa Maria.

11. Business License. A City business license is required and shall be submitted within one month of the approval date of this conditional use permit (March 16, 2022)

12. Performance Standards. The requirements of the City's performance standards with respect to odor, noise, smoke, vibration and discharge of liquid and solid waste shall be maintained.

13. AB 1600 Fees. AB 1600 fees apply to this project and are based on the fees in effect at the time the building permit is issued.

14. Agency Requirements. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project.

A. Legalization of the unpermitted restroom on -site.

B. Upgrading the existing parking lot to meet ADA standards including accessible parking stall(s) and path of travel requirements.

C. Upgrading the ingress/egress plan to include the proposed door on the floor plan of the approved CUP plan set.

D. Installation of the trash enclosure.

U2021 -0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -5-

The building permit application shall be submitted within two months of the approval date of this conditional use permit (April 16, 2022). A copy of these conditions shall be incorporated onto all approved building plans. The building permit will be plan checked for compliance with the California Building Codes effective at the time of building permit application. Plans for the project shall be prepared signed and sealed by a California registered design professional, i.e. architect or engineer.

16. Indemnification. The applicant shall agree to indemnify, defend (with counsel reasonably approved by the City), and hold harmless the City of Santa Maria and its officers, officials, employees, and agents from and against any and all claims, demands, actions, proceedings, lawsuits, losses, damages, judgments and/or liabilities by third parties arising out of, related to, or in connection with the project application or to attack, set aside, void, or annul, in whole or in part, an approval of the project application by the City and any related environmental approvals, development approvals or project conditions. The Applicant shall reimburse the City, its agents, officers, officials, or employees, for any court costs and attorney's fees that the City, its agents, officers, officials, or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his/her obligations under this provision.

Public Works Department

ENGINEERING

17. Building Plans. At time of building plan submittal, the developer shall identify the following items on the site or utility plan for the subject project:

B. Location, quantity, and orientation of trash enclosures.

C. All parcel lines and easements crossing the project site.

D. Locations and dimensions of all existing and proposed driveways and sidewalks.

E. Location of existing and proposed fire hydrants.

F. Required public improvements.

G. Limits of frontage improvements.

FEES

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -6-

The following fees are to be paid by the applicant and will be collected at time of request for connection at the Building Division, 110 South Pine Street, Room 101.

15.01 through 8-15.15 and 8-15.20).

STREET AND FRONTAGE CONDITIONS

19. Frontage Repair. The developer shall repair any cracked or broken curb, gutter, sidewalk, or alley within the project frontage and shall bring the pavement along the property frontage up to current City Standards as verified by an R -value test and pavement design approved by the City Engineer. City Streets and Facilities staff will determine the extent of the sidewalk and curb and gutter repair in the field prior to ccnstruction. Contact the Public Works Streets and Facilities Division at (805) 925- 0951, ext. 2229. (S.M.M.C. Section 12-28.03). The frontage repair improvements shall be made within two months of the approval date of this conditional use permit (April 16, 2022).

20. Intersections. Sight distance requirements shall be maintained at the intersection of ary street, alley, or driveway improved for vehicular traffic per S.M.M.C. Sections 12-

27.02 and 12-27.03.

WATER CONDITIONS

22. Acditional Water Fixtures. If service is existing and additional fixture units are to be added to the water service, the service lateral and meter size shall be evaluated by the developer's engineer to determine if it is adequate for the increased water usage; if is is not adequate, the developer shall be responsible to install an appropriately - sized service lateral and meter per City Standards.

23. Water Pipe Abandonment. Any existing water services not to be used by this development shall be abandoned by the developer at the mainline per City requirements.

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -7-

WASTEWATER CONDITIONS

25. Municipal Code. Discharge into the City's sewer system shall comply with municipal code discharge restrictions and requirements (S.M.M.C. Section 8-12).

SOLID WASTE CONDITIONS

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -8-

Section 8-6.09).

Fire Department

32. Knox Box. A Fire Department Knox Box shall be required. CFC Sec. 506

33. Exit Signs. Illuminated exit signs required above all designated exits. CFC Sec. 1104.3

34. Hot Work Permit. A Hot Work Permit is required from the Fire Department, per CFC Sec. 105.6.23.

35. Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

37. Fire Extinguishers. Fire extinguishers shall be 2A2OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906 .

39. Fire Inspection. A Fire Department inspection is required and shall be conducted within one month of the approval date of this conditional use permit (March 16, 2022).

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

Recreation & Parks Department

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -9-

NOTES:

U2021-0004 FEBRUARY 16, 2022
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT - 10 -

NEW ADA ACCESSIBLE RAMP
TO CITY STANDARDS —N.

SCREEN W/ SLATS - -- EAST BOONE STREET
1 EXISTING 6 -FOOT —
WALL

APARTMENTS
F
to
0 M'

HAZMAT STORAGE CONTAINER

SITE PLAN
SCALE: 1" = 40'
i

FAUX BRANCH

STORAGE
I
700

NOOTT ONE
PART
BLDG. - 1
ii
t I OUTDOOR

STORAGE
f AREA 2
1 4,000 SF
l
PARKING NOTE: ALL PARKING SPACES STANDARD SIZE STALLS DOUBLE -STRIPED TO CITY STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE -AREAS 1 A 2 701
ARCTIC

OUTDOOR

STORAGE
AREA 1
4,000 SF

COMPOSITE

PLASTIC

SYSTEMS

ACCESSABLE SPACE

SEE DETAIL
ii

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)

TRI-COUNTY

INSULATION

OUTDOOR STORAGE

NOT A PART
EXIST 6 -FOOT

CHAIN LINK FENCE
BLDG. - 3

SAWYER'S

BUILDING SUPPLY

PCPA STORAGE
G T

UPGRADE EXISTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS
85'

OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE
50'

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET 8,000 SQ. FT

PARKING TABULATIONS
REQUIRED: ®3 SPACE PER 520 SQ FT 15 SPACES
PROVIDED: 16 STANDARD
1 ADA ACCESSABLE SPACE
TOTAL PROVIDED: 17 SPACES

SIRE OUTDOOR STORAGE AREAS
AREA AREASO. FT.

STORAGE AREA 1: 4,00050. FT.

STORAGE AREA 2: 4,000 SQ FT.

STORAGE AREAS: 6,800 50. FT.

TOTAL OUTDOOR STORAGE AREA E4A00 SOFT.

OUTDOOR STORAGE LOCATION OF MAJOR COMPONENTS

1. Faux Tree Branch: Stored Outdoors in Storage Area 2.

2. Faux Branch: Stored Outdoors in Storage Area 2.

3. Antenna Net Covers: Stored Indoors.

4. Metal Tower Sections: Stored Outdoors In Storage Area j

5. Weld branch receivers: Stored Indoors.

6. Composite Panels: Stored Indoors.
7 Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored Indoors.

9. Faux Water Tower Legs: Stored Outdoors In Storage Area 3.

10. Welding Gases: Stored in Metal Sea -Train Container In Storage Area 2. (Per Fire Dept, Speclflcations).
'For more Information see Project Plan dated March 30, 2021.

ARCTIC STREET
(PRIVATE)
BLDG. - 5
742

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS (CPS) 9/4/2021
SHEET 1 OF 6

INSTALL NEW 3068 DOOR
L
I�
Il-v
9 $ IEBLE PARKING DETAIL
BREAK ROOM rA B'Tf1R9O� BATHROOM
ASSEMBLYAREA 4

FINISHING
EXIST. DOOR
32" CLEAR
OFFICE
OFFICE
OFFC.

ASSEMBLY AREA 2

WELDING

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
ASSEMBLY AREA 3
HAND PAINT AND PREP.

CLOSE OPENING
99'-8"
411
701
ARCTIC

WORK AREA
8,000 SQ. FT.

ASSEMBLYAREA 1

WELDING

FLOOR PLAN
Seale 1"-10'
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF 6

36 -NW GaAs&Ye
84' DIAMETER CLEAR
REFRIG.

DOOR @ 30'

WIDENED DOOR
@ 3Y MIN. CLEAR
IDI -8"
344
- EXIST GRAB BARS
@ 345 O.C.

BATHROOM PLAN (EXISTING1
ALL OISPEnSERS 1....J
M3411' NUM
AFEST+7PERAELEi
PAM
REFRIG.

GRAB BARS (SEE DETAIL)

BATHROOM PLAN (PROPOSED)
SCJE E4.EVATION
CONDITIONAL. USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021

MATERIALS STORED ON -SITE

MATERIAL QUANTITY LOCATION
1 household dares wen.
8 0.4(00rn
2 Metal and Pladlo Midwife . Rots
ens. Mann
10000
Southend
edldr0
3 Lumber 234404, 1411, Ploweod
100
Netheld
building
4 Nand Tools
100
Middle of
basin
S
Metal Mae ken Venus axes
100
North Ved 81
6 Metal Pipe Various des
100
berth Ted E1
7 tales Pan
300 Sal.

West end
boning
8 PLOW dawdae
8061
MMte1d
bulling
9 Spay Pan Can
20 Cam
WMeld
brads
10 Equipment
SO
Searentarar
U
Pee bindle
9000
South Yada
12 fan Pane
10 South Yard El
13 Tont Sections
20 South East Yard
43 14
Pmearre
m
Somont be
U
30_
100
&mo rrbe w
16 welding GEM-ACOMIII, Aram,
Butane, Oaygan, Wow, Carbon
Dioxide
10 Maas of
beading
17 Metal Plates Various nee
300
Medea
Moan
10 Oren
20 Wotan
Nadine
11 An6W1Nw MO
24 En end Milan
m
Cold sale
a
Ent and Wang
21 M
Neitk Tanga
Abeiolee Pan&

NON -HAZARDOUS MATERIALS
PRIM, adhalves)

NON -HAZARDOUS

MATERIALS STORAGE

NON -HAZARDOUS MISC EQUIPMENT

STORAGE
700 EASTBOONE

NOT A PART
NON -HAZARDOUS MISC. EQUIPMENT STORAGE
(Lumber, Angle -Iran, Fiberglas Panels, etc.)
i

SEE LIST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy ErC ios; F-1 (MnnnpnIA Fahriratinn)
Type of Construction. V-B-Nonsprinklered
Allowable Building Height = 40'; Proposed Building Height = 20' Actual Square Footages: F-1 = 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf .: OK
Exit Occupant Loads: F-1 = 8,000sf/100 sf/person = 80 persons Exit Width Required = (F-1)(0.20) = [801(0.20) = 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
Minimum Distance Required between Exits = (((100')2+(85')9x)/2 = 65'; Proposed Distance v 70'

RESTROOM REQUIREMENTS
2019 C.P.C. TABLE A and C.P.C. Section 422.2, Exception #2 Table A; F Occupancy = 2,000 sf/person
F Occupancy Proposed = 8,000 sf
# Persons 4 8,000 sf/7,000 sf/person = 4 Persons
4 Persons < 10 Persons; r. One (1) Unisex Restroom Permitted, 1 Unisex Restroom Provided ur '1' 0'
4SSEMH/ v BEA— 4
"FINISHING
ASSEM86YA ?

WELDING
INSaAU NEW 3000000*

CLOSE OPENING --- - -

WORK AREA
8,000 SQ. FT.

BUILDING CODE OCCUPANCY/EXITING
10'
700 EAST B(

NOT A P

OUTDOOR STOP
AREA 1
CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS 914/2021 U2021-0004
SHEET 5 OF 6

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53. Quantities shall remain under the threshold for an F-1 occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

Fire Extinouishers. Fire extinguishers shall be 2A1OBC Type and placed so travel distance does not exceed 75'. CFC Sec. 906
Fire Hydrant. The onsite fire hydrant shall be clear from obstruction at all times.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
SASE E

SIDEWALK

WHERE A FLARED
SIDE OCCUIIs, 11
CROssRrAKLPfBOVIO
,PROVIDE CARD 2-0
YY11 OF

WHERE A FLAKED SIDE OCCURS
PROVIDE 2'-0" 41n OF CURD-"
Sae NOISE 1 and I
nFTAIL
TYPICAL ONE —RAMP

COANFR INSTALLATIS

ADA ACCESSABLE CURB RAMP
9DE.VEELL'DOt11rGiSIL31
—1sl w+nnN tainT & OX Xi
nano ann
om au lc am
ow A.m.:mu[Amuu-rM t
al
LM i.
:rwa N
v
p D :.4,4
/_15 Mpe[ e.econux0II. ,ec muwx Wr r CAMMX1m
Mtxan V WS on wta 5.8CP6@dnnx 5504$ war ■
♦PPIORD el III 01010100 OF WOKS.
w..

SfOrm
Ww..,.6.1 y city of Santa Marla
. 1 Standard Drawing
A SAWEaWloT a.aRR SPRY eoanr
1 M0.ml aMa� W

SOLID WASTE ENCLOSURE--
/OR TWO CONTAINERS 116-1 1111
—RW IwEwnnn_]_ LS.om f am,SE

TRASH ENCLOSURE/PAD

DETAILS AND NOTES
9/4/2021
SHEET 6 OF 6

East Boone Street

Tenant Space
Business Name
Legal Non -Conforming
Use in Downtown
Specific Plan
Conforms to Downtown
Specific Plan
701 Arctic Ave
Composite Plastic Systems
V
715 Arctic Ave & 712 E Boone St
Tri County Insulation and Acoustical Contractors
V
742 Arctic Ave A
Tuffy's Appliance Services
✓
742 Arctic Ave C
Holenda Refinishing
V
631 & 633 S College Ave
Ricks Appliance Service Inc
V
709 Arctic Ave*
Unknown Storage Yard
V
635 S College Ave*
MK Williams Sprinkler
V
637 S College Ave*
Bassett Rain Gutters and Construction, Inc.

CITY OF SANTA MARIA

RECOMMENDATION
That the Planning Commission, by motion, approve the Conditional Use Permit U2021- 0004.

In 2008, the City adopted the Downtown Specific Plan which amended the general plan land use designation and zone district of numerous properties Citywide and spanning approximately 265 acres. As a result of the adoption of the Downtown Specific Plan, the zoning of the subject parcel was changed from PD/CM to the current designation of the Railroad _oft District. Industrial uses are no longer permitted in the Railroad Loft District, and any industrial uses existing within this zone are considered non -conforming land uses.

Staff was notified by the City's Code Enforcement Division in September of 2018 about an existing unpermitted cellular tower concealment production facility located at the site.

The Permit with conditions of approval is included with this staff report.

U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-2-

Outdoor Storage and Screening
The existing facility currently utilizes 14.800 -square -feet of outdoor storage area. There are a total of three different storage areas. Area 1 is 4,000 -square -feet in size and is adjacent to East Boone Street. This area is used for the storage of non -hazardous miscellaneous items including lumber, iron and fiberglass panels. Area 2 is also 4,000 - square -feet in size and is at the southwest corner of the property adjacent to the Hancock Terrace Apartments. This area is used for the storage of faux tree branches as well as a hazardous material container containing welding gases and plaster. Area 3 is 6,800 - square -feet -and is located at the middle of the site. This area is used for the storage of the metal tower sections and water tower legs.

Prepared by
-Z

CODY GRAYBEHL
Associate Planner
Exhibits:

1. Vicinity Map

2. Plan Set

3. Project Description
Permit
Approved by

DANA EADY
Planning Division Manager
U2021-0004 PLANNING COMMISSION STAFF REPORT
COMPOSITE PLASTICS FACILITY, INC. DECEMBER 15, 2021
-3-

NEW ADA ACCESSIBLE RAMP
To an STANDARDS SCREEN W/SLITS---.� EAST BOONE STREET
i
OUTING 6 -FOOT —
WAU

APARTMENTS
U
OO
i, ONBO
E
/ TA PART
BLDG. -1
Y /
i
30'
30'

OUTDOOR

STORAGE
AREA 1
4,000 SF

HAZMAT STORAGE CONTAINER
i

FAUX BRANCH

STORAGE

SITE PLAN
SCALE: 1" = 40'

COMPOSITE

PLASTIC

SYSTEMS
701
ARCTIC
BLDG. - 2

TRI-COUNTY

INSULATION
715
SO'

OUTDOOR

STORAGE
AREA 2
4,000 SF
PARKING NOTE: ALL PARKING SPACES STANDARD SIZE STALLS DOUBLE -STRIPED TO CITY STANDARDS. STORED MATERIALS SHALL NOT EXCEED HEIGHT OF FENCE —AREAS 1 & 2 OWN LINK FENCE

ACCESSABLE SPACE

SEE DETAIL
716
BLDG. —3

SAWYER'S

BUILDING SUPPLY

PCPA STORAGE
OT

UPGRADE EXISTING ENCLOSURE
& CONCRETE PAD TO CITY STANDARDS

NOT A PART

ARNOLD'S

ASPHALT
(OFFICES)

OUTDOOR STORAGE

NOT A PART
85'

OUTDOOR

STORAGE
AREA 3
6,800 SF.

COLUMN

STORAGE
50'

COMPOSITE PLASTIC SYSTEMS

SITE DATA
FABRICATION SHOP: 701 ARCTIC STREET 8,000 SQ. FT
?AIMING TABULATIONS
REQUIRED: S 1 SPACE PER 520 SO. FT =15 SPACES
PROVIDED: 16 STANDARD
1 ADA ACCESSABLE SPACE
TOTAL PROVIDED: 17 SPACES
SRE001000* STORAGE 4A013
>!M_4 AREA SO. FT.

STORAGE AREA 1: 4,00050. FT.

STORAGE AREA 2: 4,000 SO, FT.

STORAGE AREA 3: 6,80054 FT.

TOTAL OUTDOOR STORAGE AREA 14100 SO. FT.

OUTDOOR STORAGE LOCATION OF MAIOR COMPONENTS

1. Faux Tree Branch: Stored Outdoors In Storage Area 2.

2. Faux Branch: Stored Outdoors In Storage Area 2.

3. Antenna Net Covers: Stored Indoors.

4. Metal Tower Sections: Stored Outdoors in Storage Area)

5. Weld branch receivers: Stored Indoors.

6. Composite Panels: Stored Indoors.

7. Mounting brackets: Stored Indoors.

8. Branch Extensions: Stored Indoors.

9. Faux Water Tower Legs: Stored Outdoors In Storage Area 3.

10. Welding Gases: Stored in Metal Sea.Traln Container In Storage Area 2. (Per Fire Dept, Specifications(.
'For more Information see PrG(ect Plan dated March 30, 2021.

EXIST 6 -FOOT

ARCTIC STREET
(PRIVATE)

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS (CPS) 9/4/2021 SHEET 1 OF 6

INSTALL NEW 3068 DOOR
L —

ACCESSIBLE PARKING DETAIL
BREAK
ROOM
ASSEMBLY AREA 4

FINISHING
EXIST. DOOR
32" CLEAR
I
OFFICE
OFFICE
ASSEMDLYAREA 2

WELDING

AS BUILT FLOOR PLAN

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
•
ASSEMBLY AREA 3
HAND PAINT AND PREP.
99'-8"

CLOSE OPENING
701
ARCTIC

WORK AREA
8,000 SQ. FT.

AS$EMB&YAREA 1

WELDING

FLOOR PLAN
Scale 1"-10'
700 EAST BOONE

NOT A PART

OUTDOOR STORAGE
AREA 1
9/4/2021
SHEET 2 OF 6

38' W4 GRAB BAR
9 AO £ 133HS
REFRIG.

DOOR @ 30"

WIDENED DOOR
@ 32" MN. CLEAR
84" DIAMETER CLEAR

EXIST GRAB BARS

34.5" O.C.

BATHROOM PLAN (EXISTING)
W' = V-0"
4a DISPENSERS
.41r USX.T0

MDIEST OPERABLE
P.AP1
Id - gD
4 GRAB BARS (SEE DETAIL)
LT 4N CAM BAR
1�
173
I-- REFRIG.

BATHROOM PLAN (PROPOSED)
Yr =
--
SIDE €i.EVATION

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021

MATERIALS STORED ON-SI E

MATERIAL QUANTITY LOCATION
1 Household dn,0 supplies
8 Raproorn
2 Metal and Plastic Hardware• Nra,
Bolt. Washers
10,100
South End
Sulking
3 taunter 2M. 4.0, 23Z Plywood
100
Korth and
building
4 Nand Toot
100
addle of
balking
5 Metal Angle Iron varlets Om
100
North Yard 11
6 7
Metal No*840.* site
200
North Vardel
-
Wes Path
200641
Wet and
0040
8 PLd00A/wle
90041
Wet end
bolding
9 Spray Paint Cam
20 Cans
Want end
Wring
10 E4alpm4M
SO
Seaanbinw
11 PawOranslws
3010
54 018 lard 82
12 kw Rae*
10 South Yard 82
13 Tow sadism
m
South Len[ Yard
N
14 Propane
20 Saawdh01r
15 SMran
100
9awoaa nor
16 Warding Gu e.Mtylwe. Amon,
Baba. Owlien, NNgen. Orton
Dioxide
15 Middle at
ba4dbg
17 Metal 114041/400.650*.
910
41804 al
Wring
L
WA
20 10541044
biking
Iv
MdglMbr as
24 8010 wrd toting
m
Cold Culp
0 Pap end butllre
21 R0081014 panels
24 Noah Yard NI

NON -HAZARDOUS MATERIALS
(Paint, adhesives)

NON -HAZARDOUS

MATERUUS STORAGE
OFFICE I Gac

WELDING GASES
NON -HAZARDOUS MISC. EQUIPMENT

STORAGE
700 EAST BOONE

NOT A PART
NON -HAZARDOUS MISC. EQUIPMENT STORAGE
(Lumber, Angle -Iron, Nbetglas Panels, etc)

SEE LIST FOR SPECIFIC TYPES OF MATERIALS AND QUANTITIES

MATERIALS STORAGE PLAN

NO SCALE

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
9/4/2021
SHEET 4 OF 6

BUILDING CODE DATA
Occupancy Groups: F1 (Monopolo Fabrication)
Type of Construction: V-B-Nonsprinklered
Allowable Building Height = 40'; Proposed Building Height = 20' Actual Square Footages: F-1 = 8,000 sf
F-1 Basic Allowable Area = 8,500 sf
F-1 Proposed Area = 8,000 sf < 8,500 sf :. OK
Exit Occupant Loads: F-1 = 8,000sf/100 sf/person = 80 persons Exit Width Required = [F-1](0.20) =180)(0.20) = 16"
Exit Widths Provided = 2 exit doors @ 36" wide = 72"
Number of Exits Required = 2 based on occupant load of 80 Number of Exits Provided = 2
Minimum Distance Required between Exits = [[(10D')' +(85')2[x)/2 = 65'; Proposed Distance = 70'

RESTROOM REQUIREMENTS
2019 C.P.C. TABLE A and C.P.C. Section 422.2, Exception 112 Table A; F Occupancy = 2,000 sf/person
F Occupancy Proposed = 8,000 sf
If Persons - 8,000 sf/2,000 5f/person 4 Pcrsun;
4 Persons < 10 Persons; One (1) Unisex Restroom Permitted, 1 Unisex Restroom Provided

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
L
10' 3• 0'
7 ASSEMBLY ARE® 4
�INISHING
Oust. DOOR
32' WAR
O50 Persons
ASSEMBLY WA.?
?

WELDING
•
701
ARCTIC
INSTALL NEW 3060 DOOR

CLOSE OPENING

WORK AREA
8,000 SQ. FT.

BUILDING CODE OCCUPANCY/EXITING
700 EASTER
NOT A P.

OUTDOOR STOR
AREA 1
so• [D•
9/4/2021
SHEET 5 OF 6

CASE E

FIRE DEPARTMENT
The Project shall implement the following:

Address Numbers. Address numbers shall be clearly visible from the centerline of the roadway fronting the building and shall contrast with their background. Number height shall be 12" for multifamily residential. The proposed location(s) shall be shown on the plans per SMMC 9-28.050(d).

Welding. Welding or any other Hot Work inside the building shall conform to CFC Ch. 35. All sub sections apply.

Storage of Compressed Gas. Storage of compressed gases shall comply with CFC Ch. 53 Quantities shall remain under the threshold for an F-1 occupancy.

Exceeding the maximum quantities allowed will cause a re-classification to an H occupancy and will require the installation of fire sprinklers and a fire alarm system.

Fire Extinguishers. Fire extinguishers shall be 2A1OBC Type and placed so travel distance does not exceed 75' CFC Sec. 906
Fire Hydrant. The onsite fire hydrant shall be clear from obstruction at all times.

The applicant is responsible for providing a means to prevent parking and placement of objects in front of the hydrant.

Please note the Fire Department's preliminary conditions of approval are based on the occupancy classification of F-1 at 8,000 Sq. Ft.

CONDITIONAL USE PERMIT FOR COMPOSITE PLASTIC SYSTEMS
U2021-0004
PROVIDE Y'-0' Win OF CURB

SIDEWALK
WHERE A FLARED -{--I 1.

SIDE OCCURS CRoSSwAL.L rF. ERRVIDir
ybinPROVOFCE I
sea Notes 1 and 3
DETAIL 9

TYPICAL ONE -RAMP

CORNER INSTALLATION

ADA ACCESSABLE CURB RAMP
At
v
to 6,
moo` `
a'
Ewa s�

1..
\
1 _
�
~. , e'd
,

beyy
,N,.‘ .'�.
.
•,
7 y }

4.... .
7 fls
u'iW[ CWDAW YO, IW iRO *[ "1K
<OIa1K1[0
*PROVED BY 1IN <11 Men 1. WPaNY! DAIS OE Wlp. S WSInCIYN SLOWER WI N 4-1
trr
City of Santa Maria
Standard Drawing
SOLID WASTE ENCLOSURE e.

FOR TWO CONTAINERS 1118-teR
I NMI ,o•

TRASH ENCLOSURE/PAD

DETAILS AND NOTES
9/4/2021
SHEET 6 OF 6

Project Plan March 30, 2021
Company: Composite Plastic Systems Inc. (CPS)
Site Address: 700 E. Boone Street and 701 Arctic Avenue Days and Hours of Operation:

Monday through Thursday 7:OOam — 4:30pm
Friday 7:00am-11:00am
Overtime as required.

Summary of Operations:

Regulatory Agencies: CPS files annual reports with Santa Barbara County Health/Hazmat (CUPA) and Santa Barbara county air pollution control district (SBCAPCD).

Insurance: CPS has all required insurance policies.

Product Description:

Page 1 of 3 ends

On Site and Off Site Manufacturing:

This portion of the project plan will outline what is made on site and what is purchased as complete parts (made off site).

Item
#
CPS Products
Made on site or
off site
Process performed on site
1 Faux Branch — Poly Cast
Off Site
None, stored until shipped
2 Faux Branch — Resin and
Fiberglass
Off Site
None, stored until shipped
3 Antenna Net Covers
Off Site
None, stored until shipped
4 Tower Sections — 15' to 45' long
Off Site
Weld branch receivers, texture, paint
5 Composite Panels — Resin and
fiberglass
Off Site
Trimmed and painted
6 Mounting brackets
On Site
Metal cut, drilled, welded, paint
7 Branch Extensions
On Site
Metal cut, drilled, welded, texture, paint
8 Faux Water Tower Legs
On Site
Metal cut, drilled, welded, paint
Off site manufactured products:

1. All branches are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 1, 2.

3. 3. Tower sections are made by a supplier who specializes in tower fabrication and shipped complete from their facility. Item 4.

4. Composite panels made from resin and fiberglass are manufactured at a facility in Mexico and delivered as completed parts to Santa Maria for storage. Item 5.

On site manufacturing processes:

1. CPS employs certified steel welding fabricators who weld using standard equipment and process.

Process and equipment is the same as all other companies in Santa Maria who offer welding services.

Items 4, 6, 7.

3. Metal pipe sizes 1.5" to 3.5" are cut with bandsaws and holes are drilled with drill presses. Items 6, 7.

4. Metal angle pieces are cut with bandsaw and end caps welded on. Item 8.

5. On occasion a cutting torch is used on larger pipe. Item 7.

Page 2 of 3 ends

Delivery Traffic
During a normal year, CPS receives a shipment per week and ships product out weekly which is a very low volume of delivery trucks.

Welding
Indoor welding is performed by certified welder with 20+ years experience who follows OSHA safety protocols.

Page 3 of 3 ends

MOD

CITY OF SANTA MARIA

APPLICANT/OWNER Rienk Ayers/Ernie De Gasparis
ADDRESS/LOCATION 701 Arctic Avenue
DESCRIPTION Review of a Conditional Use Permit (U2021-0004) for Composite Plastic Systems, Inc. to permit an existing cellular tower concealment production facility in an 8,000 -square -foot portion of an existing 12,000 - square -foot building with three screened outdoor storage areas (14,800 - square -feet area) on a 4.9 -acre parcel in the Railroad Loft District of the Downtown Specific Plan.

Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence; F. That the establishment, maintenance and/or conducting of the use for which the conditional use permit review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in the neighborhood; nor shall the use be inconsistent with the character of the neighborhood or contrary to its orderly development because the project would be located within an existing non -conforming industrial development which was designed to accommodate manufacturing uses such as this project. Employees working at the facility are trained to utilize an existing safety program meant to prevent accidents and unsafe work conditions from being established that could affect abutting properties. The production facility is required U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -2-

to comply with all applicable California Building Codes, Fire Codes and Stormwater Pollution Prevention Requirements. Lastly, design features have been implemented to remove potential aesthetic impacts which include the screening of all proposed outdoor storage material at or below a solid 6' tall fence to ensure consistency with the character of the neighborhood;
G. That the conditions stated in the decision are necessary to protect the public health, safety and general welfare;
H. The project qualifies for a Class 1 Categorical Exemption (Existing Facilities) based on Section 15301 of the State California Environmental Quality Act (CEQA) Guidelines because the project is permitting an existing cellular tower concealment production facility which involves negligible or no expansion of the existing or former industrial uses at the site. None of the exceptions to the Class 1 Categorical Exemption that are listed in Section 15300.2 of the State CEQA Guidelines would apply. No further environmental review is required.

CONDITIONS OF APPROVAL
The project is approved subject to the following Conditions of Approval:

Community Development Department

2. Completion of Required Improvements. All of the required improvements associated with this conditional use permit shall be completed within six months of the approval date of this conditional use permit (June 16, 2022). The Zoning Administrator may provide additional time based upon a determination that adequate progress has been made to complete the improvements. The conditional use permit shall be scheduled for a public hearing for reconsideration by the Planning Commission for noncompliance with any conditions of approval as required by the permit including failure to meet the deadlines listed within the time sensitive conditions.

3. Building Tenant Area Occupied by this Use. Prior to the use of any additional areas within the building or additional buildings on the site, or relocation to a different building and/or site, other than those described and depicted per materials noted in condition #1 above, the applicant shall provide plans and description for the use or occupancy of new or additional building areas to the Community Development Department for discretionary review. The use of any additional budding space shall be subject to the approval of an amendment to this Use Permit by the Planning Commission and may require further environmental review.

U2021-0004 DECEMBER 15, 2021
COMPOSITE PLASTIC FACILITIES, INC. CONDITIONAL USE PERMIT -3-

6. Screening of Outdoor Storage. A solid fence or wall at a minimum height of 6 feet shall be placed next to all outside storage areas. All material stored outdoors must be stored below the fence or wall fine to be fully screened from view from any public - right -of way to avoid industrial material from being visible. The Planning Division will review the screening methods proposed during building permit plan check process.