TO: Chair and Members of the Planning Commission
THRU: Anna Pehoushek, Assistant Community Development Director
FROM: Ryan Agbayani, Associate Planner
1. Subject
title
Public Hearing to consider a request to construct a new industrial warehouse building and associated site improvements at 500 W. Collins Avenue and adoption of Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting Program (Major Site Plan Review No. 1121-22, Design Review No. 5101-22, and Mitigated Negative Declaration No. 1883-22).
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2. Summary
The applicant proposes to demolish an existing two-story office building and metal warehouse building to construct a new 128,953 sq ft industrial warehouse building with 17 loading docks and other associated site improvements.
3. Recommended Action
recommendation
Adopt Planning Commission Resolution No. PC 05-24 entitled:
A Resolution of the Planning Commission approving Major Site Plan Review No. 1121-22, Design Review No. 5105-22, and Mitigated Negative Declaration No. 1883-22, to redevelop a 6.04-acre industrial site with a new industrial warehouse building and associated site improvements at 500 W. Collins Avenue.
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4. AUTHORIZING GUIDELINES
Orange Municipal Code (OMC) Sections 17.08.020 and 17.10.060.E authorize the Planning Commission to review and take action on the subject applications. Table 17.08.020 - Reviewing Bodies of the OMC states that when more than one type of application is filed for a single project, the application requiring the highest level of approval shall dictate the review process for the entire group of applications. Therefore, the Planning Commission is acting as the final approving body of the full application, including the related environmental determination.
5. project background
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Applicant: |
Brookfield Properties (Adam Schmid) |
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Property Owner |
Pisces 500 W. Collins Ave LLC |
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Property Location |
500 W. Collins Avenue (APNs: 386-581-18 and 386-561-02) |
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Existing General Plan Land Use Element Designation |
Light Industrial Max 1.0 FAR (LI) |
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Existing Zoning Classification |
Industrial Manufacturing (M-2) |
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Old Towne |
N/A |
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Specific Plan/PC |
N/A |
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Site Size |
262,900 sq ft (6.04 acres) |
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Circulation |
Vehicular access to the site will be provided from two driveways at the site’s northern border along W. Collins Avenue and from one driveway at the southwest corner of the site along W. Nicholas Avenue. |
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Existing Conditions |
The existing 6.04-acre site is currently developed with a 19,870 sq ft two-story office building, paved parking lot, and ornamental landscaping at the northern portion of the site facing W. Collins Avenue, and a large metal warehouse building with an enclosed paved outdoor storage yard occupying the southern portion of the site. There are two existing driveways at the northeast and northwest corners of the site adjacent to W. Collins Avenue. Currently, the site has no access to W. Nicholas Avenue to the south. |
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Surrounding Land Uses and Zoning |
North: Industrial Manufacturing (M-2) including a self-storage facility and other existing industrial development South: Industrial Manufacturing (M-2) including existing single-tenant industrial buildings with surface parking and outdoor storage areas East: Orange County Transportation Authority (OCTA) right-of-way (railroad) West: Industrial Manufacturing (M-2) including a doggy day care facility and the Orange Unified School District Transportation and Maintenance Yard where school buses are serviced and stored. |
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Previous Applications/Entitlements |
None. |
6. PROJECT DESCRIPTION
The applicant proposes to demolish the existing structures on the project site and construct a new 128,953 sq ft warehouse building on a 262,900 sq ft site. The proposed building consists of 4,500 sq ft of first floor office space, 4,500 sq ft of second floor office space, and 119,953 sq ft of open warehouse space. Other site improvements include 87 off-street parking spaces distributed along the northern, western, and southern property lines, 17 loading docks enclosed by telescoping gates on each end, one new trash enclosure, and a trash compactor (both located within the enclosed loading dock area).
The proposed building is positioned at the center of the site with a portion of the western wing set in to accommodate the loading docks. The proposed design incorporates materials such as metal panels, Dekton exterior cladding, metal window frames, clear anodized mullions, and blue reflective glazing. The use of various materials, complementary colors, and dynamic parapet heights break up the scale and mass of the building.
For parking, the proposed site plan provides 87 off-street parking spaces distributed along the northern, western, and southern property lines.
A new driveway is proposed at the southwest corner of the site, which will provide access to W. Nicholas Avenue.
For landscaping, new trees, shrubs, and groundcover are proposed at the front of the property facing W. Collins Avenue, at the rear of the property facing W. Nicholas Avenue, along the western property line, and around the perimeter edge of the building. A uniform row of trees is proposed along the eastern edge of the building, which is setback from the eastern property line adjacent to the railroad. A total of 76 trees are proposed on the site.
Development Standards
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Required |
Proposed |
Code Section |
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Building Height |
45 feet *Building height may exceed 45 feet provided the building is setback from the nearest property line distance equal to the height of the building |
47 feet, 8 inches (measured at the highest point from finished grade; this area of the building is setback 64 feet, 1 inch from the nearest property line) |
17.20.080 |
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Fence height |
42 inches (within the front yard setback) 8 feet (all other areas) |
No fence proposed within the front yard setback 4 feet tall within the first 150 feet along the eastern property line measured from the railroad crossing 8 feet along the eastern, western, and southern property lines |
17.12.070 |
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Floor Area Ratio (FAR) |
1.00 FAR (maximum) |
0.49 FAR |
General Plan Land Use Element |
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Loading area (non-residential) |
10 feet by 60 feet |
10 feet by 60 feet loading area provided within the enclosed loading dock area near the delivery bay ramp |
17.34.160 and 17.34.180 |
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Parking (non-residential) |
87 off-street parking spaces |
87 off-street parking spaces |
17.34.060 |
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Setback, Front |
20 feet (when adjacent to an arterial street) 10 feet (when adjacent to a local street) |
20 feet to surface parking spaces; 91 feet, 4 inches to building footprint |
17.20.090 |
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Setback, Rear |
0 feet (when adjacent to a separate parcel) |
N/A (through-lot; no rear yard) |
17.20.090 |
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Setback, Street Side |
20 feet (when adjacent to an arterial street) 10 feet (when adjacent to a local street) |
N/A |
17.20.090 |
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Setback, Interior Side |
0 feet |
41 feet (to eastern property line) 70 feet (to western property line) |
17.20.090 |
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Landscaping Guidelines (non-residential) |
Note: The OMC refers to the “City of Orange, Landscape Standards and Specifications, Department of Community Services, Revised 2016” which were approved for the OMC reference by the City Council. For private projects, the document specifically states, “The following Design Review Board (DRB) landscape criteria is used as a benchmark for review, unless otherwise approved by the reviewing body (DRB or Planning Commission), which are to be used for all multi-family, residential tract, retail, office, industrial, or commercial projects…” Therefore, the project’s lack of adherence to the strict landscape standards of the documents may be otherwise approved by the reviewing body. |
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Landscaping Guidelines (non-residential) (continued) |
Interior side and rear yards: 4 feet landscaped planter (or 6 feet when adjacent to perpendicular parking) Parking area screened from a public street with 5-gallon shrubs, 3 feet on center 102 trees required throughout the site, 25 percent of required trees need to be 24-inch box and 75 percent need to be in 15-gallon containers (benchmark) Trash enclosures require a 4-foot-wide landscaped planter on at least two sides Landscape the front yards of all buildings facing a street, entire setback area or 10’-0” minimum planter width, whichever is greater (car overhangs shall not be included in the 10’-0” |
5 feet provided along the eastern property line and 6 feet provided along the western property line where parking is located Parking area screened with 5-gallon shrubs 76 trees proposed Minimum 4-foot-wide landscaped planter provided on two sides of trash enclosure Front yard area (on W. Collins Avenue) and street side area (on W. Nicholas Avenue) are landscaped |
City of Orange Landscape Standards and Specifications (2016) |
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Street Trees |
Street trees required as determined by the design review process |
Existing westerly street tree on W. Collins Avenue to be removed to accommodate the newly configured western driveway; remaining existing street trees to be protected in place |
Per design review process |
7. analysis and statement of the issues
The project site is located in an urbanized area of the city surrounded by industrial uses. The architectural design and use are compatible with the surrounding uses and would not result in an alteration or modification of the existing public street or sidewalk patterns in the area. The contemporary architectural design of the industrial facility is compatible with the existing industrial buildings within the vicinity of the project site.
Overall, the project will enhance and strengthen the character of the site and its surroundings through new landscaping, hardscape, and other improvements both on-site and along the street edge. The proposed architectural and landscape elements will ensure that development of the project is not detrimental to the surrounding area or uses. Additionally, project operations would be similar and compatible to those existing adjacent to and surrounding the project site.
Staff believes that the overall design of the site, proposed building, and landscaping are appropriate and consistent with existing industrial development within the Industrial Manufacturing (M-2) zoning district.
Issue 1 Proximity to OCTA Railroad Right-of-Way:
The project site is located immediately adjacent to the OCTA right-of-way (railroad) with an existing railroad crossing on W. Collins Avenue at the northeast corner of the project site. For private development immediately adjacent to railroad right-of-way and near railroad crossings, OCTA has implemented the Southern California Regional Rail Authority (SCRRA) Design Criteria Manual (January 2021). Per Section 26.4.3 of the SCRRA Design Criteria Manual, groundcover, shrubs, and hedges are not allowed within 150 feet of a highway-rail grade crossing to mitigate potential line-of-sight safety issues. To comply with OCTA’s line-of-sight safety regulations, the applicant is not proposing any trees at the northeast corner of the project site, which is immediately adjacent to the railroad crossing. Similarly, per Section 24.2.5 of the SCRRA Design Criteria Manual, fence height shall be reduced to four feet within 150 feet of either side of road crossings. To comply, the applicant is proposing a 4-foot tall wrought iron fence within the first 150 feet along the eastern property line. No fencing is proposed along the northern property line within the 20-foot front yard setback.
8. public notice
On February 22, 2024, the city sent a Public Hearing Notice to a total of 36 property owners/tenants within a 400-foot radius of the project site and persons specifically requesting notice. The project site has been posted in two locations with the notification on that same date.
9. environmental review
Mitigated Negative Declaration: Mitigated Negative Declaration No. 1883-22 was prepared to evaluate the physical environmental impacts of the project, in conformance with the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15070 and in conformance with the Local CEQA Guidelines. The Mitigated Negative Declaration finds that the project will have less than significant impacts to the environment, with the implementation of standard conditions of approval and mitigation measures. The 20-day public review period was initiated on November 20, 2023 and ended on December 11, 2023. Copies of the document were made available for public review at the City Libraries and at City Hall.
Staff received three written comment letters during the public review period pertaining to the use of alternate modes of transportation and line of sight safety at the railroad crossing. The city prepared a Response to Comments to address the public comments received during the public review period. The Response to Comments is included in Section 2.0 of the MND (Attachment 6).
10. ADVISORY BOARD ACTION
Staff Review Committee:
The city’s interdepartmental Staff Review Committee reviewed the project on January 25, 2023, April 5, 2023, and June 28, 2023, and recommended approval of the project on November 1, 2023, subject to conditions of approval.
Design Review Committee:
The Design Review Committee (DRC) reviewed the subject proposal at the January 17, 2024 meeting and recommended Planning Commission approval of the project, subject to recommended conditions of approval related to perimeter fencing, exterior lighting, surplus parking, and additional landscaping. The applicant modified the plans to address the DRC’s conditions.
11. ATTACHMENTS
• Attachment 1 - Vicinity Map
• Attachment 2 - Planning Commission Resolution No. PC 05-24
• Attachment 3 - Applicant’s Project Description Letter
• Attachment 4 - Project Plans
• Attachment 5 - Colored Elevations and Electronic Material Board
• Attachment 6 - Final Mitigated Negative Declaration No. 1883-22
• Attachment 7 - DRC Staff Report Dated January 17, 2024
• Attachment 8 - Final DRC Meeting Minutes Dated January 17, 2024
• Attachment 9 - Site Photos