AGENDA
ITEM NO. 3
DATE: January 23, 2024
ITEM NO. 3
DATE: January 23, 2024
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 23-10 (AMENDING CUP NO. 19-11)
CATEGORICAL EXEMPTION
APPLICANT: Joe Ghougassian
LOCATION: 928 S. Glendora Avenue
REQUEST: The applicant is requesting approval of an amendment to Conditional Use Permit (CUP) No. 19-11 to allow a spray booth (autobody painting) for an existing automobile repair shop located in the Service Commercial (S-C) Zone.
CATEGORICAL EXEMPTION
APPLICANT: Joe Ghougassian
LOCATION: 928 S. Glendora Avenue
REQUEST: The applicant is requesting approval of an amendment to Conditional Use Permit (CUP) No. 19-11 to allow a spray booth (autobody painting) for an existing automobile repair shop located in the Service Commercial (S-C) Zone.
BACKGROUND
The project site is located on the southeast side of South Glendora Avenue, between its intersection with East Barbara Avenue and East Vine Street. The site is an existing automobile repair shop. The subject property is located within the Service Commercial Zone.
| ITEM | DESCRIPTION |
| ZONING & GENERAL PLAN | Zoning: Service Commercial (S-C) General Plan: Commercial (C) |
| SURROUNDING LAND USES & ZONING | North: "Single-Family Residential" (R-1); Residential South: "Service Commercial" (S-C); Auto Service Shop East: "Single-Family Residential" (R-1); Residential West: "Office Professional" (O-P) |
| CURRENT DEVELOPMENT | Automobile Repair Shop |
| LEGAL NOTICE | Legal notices were mailed to 99 owners and occupants located within a 300-foot radius of the subject site. |
DISCUSSION
On December 10, 2019, the Planning Commission adopted Resolutions Nos. 19-6015 and 19-6016, approving a Precise Plan to allow the construction of a 4,275 square foot building on an 11,450 square-foot vacant lot and a Conditional Use Permit to allow the operation of an automobile repair shop. The Planning Commission's approval included a condition that prohibits the painting of vehicles (Resolution No. 19-6016, Condition No. 5.l.). This condition of approval was included in the resolution because the business operation plan submitted at the time included verbiage that stated that the business owner would not be painting vehicles on the site. Vehicles were previously painted within the existing automobile repair shop adjacent to the site that was being operated by the applicant. The applicant/business owner, Mr. Ghougassian, is now solely operating the automobile repair shop within the subject site. The hours of operation for the automobile repair shop will remain the same: Monday through Friday from 8:00 a.m. to 5:00 p.m. (closed on Saturday and Sunday).
The auto body spray/painting booth is proposed to be a 14 feet wide by 27 feet deep enclosed room/area located within the southeast corner of the existing building. Auto body painting is a permitted use in conjunction with an automobile repair shop within the Service Commercial (S-C) Zone. If approved, the applicant/business owner would be required to obtain a separate permit from the South Coast Air Quality Management District (SCAQMD).
The auto body spray/painting booth is proposed to be a 14 feet wide by 27 feet deep enclosed room/area located within the southeast corner of the existing building. Auto body painting is a permitted use in conjunction with an automobile repair shop within the Service Commercial (S-C) Zone. If approved, the applicant/business owner would be required to obtain a separate permit from the South Coast Air Quality Management District (SCAQMD).
REQUIRED FINDINGS
The findings necessary for approval of a Conditional Use Permit are as follows:
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The auto body paint/spray booth would be located within the existing automobile repair shop and would provide an added service that would contribute to the general well-being of the community. Community members utilizing the automobile repair shop would no longer experience the inconvenience of bringing their vehicles for repair at multiple locations. The proposed use is consistent with the Service Commercial Zone and other uses within the surrounding area.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
As conditioned, the added auto body painting service will not be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The business owner will obtain permits from the South Coast Air Quality Management District (SCAQMD).
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and is properly designed to accommodate the automobile repair shop use. There is no evidence that the addition and operation of a painting/spray booth would negatively impact parking or vehicle traffic on Glendora Avenue.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts streets and highways adequate in width and improvements to carry the traffic generated by the proposed use. Per WCMC Sec. 26-537(b), Service Commercial (S-C) uses are required to have access to a four-lane or wider street or highway. The project site is located on the east side of a principle arterial, Glendora Avenue, and south of E Barbara Avenue, a neighborhood street. There will be two vehicular access points, located on Glendora Avenue. The project site also provides sufficient parking for its patrons and employees.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the CUP for the addition and operation of the painting/spray booth will not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan. The proposed use is consistent with Policy 2.1: Maintain and enhance the City’s current tax base.
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The auto body paint/spray booth would be located within the existing automobile repair shop and would provide an added service that would contribute to the general well-being of the community. Community members utilizing the automobile repair shop would no longer experience the inconvenience of bringing their vehicles for repair at multiple locations. The proposed use is consistent with the Service Commercial Zone and other uses within the surrounding area.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
As conditioned, the added auto body painting service will not be detrimental to the health, safety, peace or general welfare or persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The business owner will obtain permits from the South Coast Air Quality Management District (SCAQMD).
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and is properly designed to accommodate the automobile repair shop use. There is no evidence that the addition and operation of a painting/spray booth would negatively impact parking or vehicle traffic on Glendora Avenue.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts streets and highways adequate in width and improvements to carry the traffic generated by the proposed use. Per WCMC Sec. 26-537(b), Service Commercial (S-C) uses are required to have access to a four-lane or wider street or highway. The project site is located on the east side of a principle arterial, Glendora Avenue, and south of E Barbara Avenue, a neighborhood street. There will be two vehicular access points, located on Glendora Avenue. The project site also provides sufficient parking for its patrons and employees.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the CUP for the addition and operation of the painting/spray booth will not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan. The proposed use is consistent with Policy 2.1: Maintain and enhance the City’s current tax base.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for Commercial Uses. The project is consistent with the following General Plan policies:
Policy 2.1: Maintain and enhance the City’s current tax base.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use.
LEGAL REVIEW:
Staff recommends adopting Resolution No. 23-6142 approving Conditional Use Permit No. 23-10 and amending Conditional Use Permit No. 19-11.
Submitted by:
Jo-Anne Burns, Planning Manager