31C - VARIANCE 602 E 4TH ST - Laserfiche WebLink

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Variance No.2008-15 October 13, 2008 Page 3 Analysis of the Issues The Open Space and Recreation Element of the City's General Plan recognizes that "open space land is a limited and valuable resource, one becoming increasingly precious as the City takes on a more urban character." In recognition of limited resources, the general plan encourages the private sector to participate in the provision of open space and recreation opportunities for all Santa Ana residents. Latino Health Access is a non-profit health care provider and facilitator. Its goals include helping to build healthy families and neighborhoods. The City is supportive of LHA's programs and is assisting in the development of this new facility. In March 2007, the City authorized the execution of a contingent ground lease with LHA for a 20-year term with two 10- year extensions to allow them to develop the City and Agency land as a private recreation facility in conjunction with the development of their community center. LHA has also partnered with St Joseph's Health Systems for this venture. St. Joseph's, a long time supporter of healthy communities, is providing the project management and has secured the architectural, landscape and construction management services for the project. LHA is presently in the fund raising phase of the project. LHA's plans for the site include the construction of a new community room and outdoor play area. However, given the constraints of the small site, a parking variance is needed since a minimal number of parking spaces are proposed. The SAMC provides the ability to vary from the strict application of the code when a situation exists that "because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter" [SANG Section 41-41- 638(2)(1)]. Pursuant to this section, LHA has requested a variance from the City's off-street parking standard as it relates to recreational centers (SANG Section 41-1375). This section requires a minimum of one parking space for each 28 square feet of floor area devoted to activity resulting in a parking requirement of 67 parking spaces for the community center. Latino Health Access could provide 67 parking stalls on the four parcels; however, this would require approximately 20,000 square feet of area, leaving less than 1,000 square feet for the open play area, thus defeating the purpose of the development. The City and LHA have partnered to create a recreational facility intended to function as a small neighborhood park to meet the recreational needs of the immediate surrounding neighbors. The City 31 C-4