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HomeMy WebLinkAbout85-075REL: adg 6/6/85 RESOLUTION NO. 85-75 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF sANTA ANA APPROVING VARIANCE NO. 85-6 TO WAIVE A PORTION OF THE HEIGHT-SETBACK REQUIREMENTS AND A PORTION' OF THE OFF;STREET PARKING REQUIREMENTs ON PROPERTY LOCATED ON THE BLOCK BOUNDED BY SANTA ANA BOULEVARD, SYCAMORE STREET, FIFTH STREET, AND BROADWAY WHEREAS, this Council held a public hearing on June 3, 1985, on Variance Application No. 85-6, which application sought to waivers of a portion of the height-setback requirements and a portion of the off-street parking requirements on property located on the block bounded by Santa Ana Boulevard, sycamore Street, Fifth Street and Broadway, in Height District II; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. Based on the evidence submitted at the abovesaid hearing, this Council finds and determines as follows: A. With regard to the partial waiver of height-setback requirements: (1) The subject site is located across the street from several historic structures within downtown Santa Ana, including the old Orange county Courthouse, the Masonic Temple and the California Federal building. Because of the special circumstance of such location and surroundings, it is necessary that new development on the subject site be designed in a manner harmonious with these surroundings. In particular, it is necessary to promote such purposes through the provision of an open plaza area across [rom the Orange County Courthouse. Also, the development as proposed will provide ground- level retail and service uses which will promote the economic vitality of the doWntown shopping area. The strict application of the height-setback requirements on the parking structure would preclude the provision of the plaza area and the retail-service area, requiring RESOLUTION NO. 85- 75 PAGE TWO them to be used for parking instead. The strict applic- ation of the height-setback requirements on the building tower would preclude it from being constructed in the location having least visual impact on surrounding historic buildings. One of the purposes of zoning regulations is to promote development which is architecturally compatible with surrounding properties. Strict application of the height-setback requirements on the subject site would deprive the subject site of the privilege of development in accordance with this purpose. (2) Numerous buildings in the downtown area of Santa Ana exist in legal nonconformity with the height- setback requirements of Height District II. The ability of the owner of the subject site to develop it in a man- ner compatible with other properties in the area is a substantial property right. This variance is necessary to allow such development. (3) The modification of height-setback regu- lations on the subject site will improve the compati- bility of its development with surrounding properties. It will not, therefore, have any detrimental effect on the public welfare or surrounding properties. B. with regard to the partial waiver of off-street parking requirements: (1) The subject site is located in the down- town area of Santa Ana where public parking structures have been constructed to accommodate the parking needs of retail and service use shoppers and customers for the area as a whole. It is only from the proposed pro- vision of retail and/or service uses on the ground level of the development of the subject site that the need for a partial waiver of off-street parking arises. The provision of such ground-level retail and/or service uses is appropriate to provide a street level develop- ment which is compatible with surrounding uses and which contributes to the economic vitality of the down- town area. Shoppers and customers of such retail/ service uses will not make use of the parking structure on the subject site to any great extent. Therefore, due to the special circumstances of the subject site's location and surroundings, the strict application of the off-street parking requirements would deprive the subject RESOLUTION NO. 85- 75 PAGE THREE site of the privilege of development in accordance with the purDoses of the zoning regulations. (2) unless a partial waiver of the off-street parking requirements is approved, it will not be possible to develop the street level of the subject site with re- tail and service uses. The ability of the owner of the subject site to develop it in a manner compatible with other propert, ies in the area is a substantial property right. (3) Due to the fact that customers of the retail/service uses on the subject site will not be using on-site parking to any great extent, the granting of a partial parking waiver will not be detrimental to the public welfare or surrounding properties. The off- set parking on the subject site will be sufficient to accommodate other regular users of the subject site. The on-site parking lot will also provide additional parking for neighboring properties on evenings and weekends. C. With regard to consistency with the General Plan, the subject site is in an area designated as "District Center" by the General Plan. The "District Center" designation is in- tended to promote appropriate commercial development for primary development sites in concentrated areas. The mixed-use concept of the development proposed for the subject site will provide employment opportunities and necessary services for the downtown area consistent with the objectives of the "District Center" designation. 2. Variance No. 85-6 is hereby approved to waive a portion of the height-setback requirements and a portion of the off-street parking requirements on the subject site, subject to the con- ditions, limitations, and requirements set forth in Exhibit A, attached hereto and incorporated herein by reference, and also subject to the following additional condition: the developer of RESOLUTION NO. 85- 75 PAGE FOUR the subject site shall file with the City Planning Department Parking Management Plan which includes parking for the use of the nearby Presbyterian Church on evenings and weekends. ADOPTED this ATTEST: ~c~en'ir~ eo~ ' t~Y~un c (/ day of June , 1985. Daniel E. Griset Mayor a COUNCILMEMBERS: Griset Absent Johnson Aye Acosta Aye Hart - ~ Luxembourger Aye McGuigan Aye Young aye APPROVED AS TO FORM: Edwar~. C96per City Att~-~ey 1. IgJJ-IIBIT. A ,. That the site plan setbacks and building height shall not be altered, except as modified by conditions of approval. That a landscape and automatic irrigation plan shall be submitted ..... for review and epproval of the Planning Manager prior to issuance of building permits. R minimum of seven mature specimen trees shall be planted in the plaza area which complements the historic courthouse. 3. That the elevations, building materials end landscaping plans be revised to include the following: e) Glass material Shall be minimally reflective. b) Setback the top fioor of the parking structure between 2-3 feet. c) Planter boxes shall be interspersed throughout the parktog structure, not Just at corners, to permit cascading plant material. d) e) Provtde a theme fountain or object d'art as a focal point for th, plaza, add planters, pedestrian-oriented passive areas or similar features to the plaza. The value of the fountain or art and pedestrian-oriented amenities shall not be less than 1% of the building valuation. The e~tertor parking structure walls shall be of a uniform smooth surfaced texture of ~recast concrete or equivalent cementttious material. The wall along Santa Rna Boulevard shell be designed with a Joint pattern or crafted relief as approved by the Planning ~anagerJ B. PERMITS AND INSPECTION The City of Santa Ana currently uses the 1979 Edition of the Uniform Building Code. The lgB2 UBC may soon be adopted and any project without a building permit would have to comply with the 1982 edition. The Ctty wtll accept use of the lgB2 UBC prior to its edoptton.. 2. Type I construction is required. J The parking structure does not meet the definition of Section 709 of the UBC for open parking garages. Open parking garages must be used exclusively for parking or storage of private pleasure cars (see Section 709 for exception).. Possible solutions are: a) Provide an area separation wall from foundation to roof between the office and parking uses. b) Pr~vtde ventilation as required for enclosed parking garages (B-1 occupancies). c) Eliminate mixed use. d) Offices on each floor requires two exits spaced apart at least one-half of the maximum diagonal distance being served (see UBC for exception). Office occupants shall not be required to pass through the parking area to reach a required exit. Office and parking occupancy separation must be maintained. ' '~ - e) Special provisions' under Section 1807 of' the UBC for GrouP B, Division 2 High Rise office buildings shall be complied with. f) Proposed handicap parking spaces are not in Compliance. Handicap parking spaces must belocated so that the handicapped are not compelled to walk or wheel behind parked .cars, g) A parcel map shall be required prior to issuance of a building permit, tying lots together so that the building will not be constructed over any property lines. h) Plans approved by the State of California for Title 24 energy requirements must be submitted to the City prior to issuance of the building permit and prior to submitting plans to the City for mechanical and electrical plan checks. A grading permit.will not be required for an excavation below finish grade for basements and footings of a building, retaining wall or other struoture authorized by a valid building permit. J) The initial plan check is running approximately 4 to 6 weeks. Accelerated plan check service is available with payment of additional fees. C. PUBLIC SERVICES 1. Complete the following prior to the issuance of a building permit: a) b) Provide street improvement plans including plans to relocate traffic signals. Provide on-site drainage flow plan. c) Pay drainage assessment fee. d) Pay transportation system improvement fee. e) Dedicate 15 feet radii at the four property line corners of Broadway, Santa Ana Boulevard, and Sycamore and Fifth Streets. Complete the following prior to the issuance of a utility release to the building: a) Improve perimeter streets as follows: (1) Remove all curb. sidewalk drive approaches, street lights, signals and street'trees. Broadway Construct A-2 curb and gutter at 28 feet from street centerltne. Construct curb returns at Santa ~a Boulevard and Fifth Street with radii of ~=; feet. CJ Construct wheel chair ramps per City standard at the curb returns. Construct full sidewalk 12 feet wide curb face to property line. NOTE: All perimeter sidewalks are to be downtown theme sidewalks. Contact Public Services Agency Planner at 834-4gg5 for design details. em Plant in-kind palm trees and place grates as directed. Plant other trees as approved. Construct ornamental street lighting with underground power distribution as directed. NOTE: System may utilize existing standards, however, standards and system design have not as yet been determined. Contact street lighting consultant at 834-4929 for detat]s. ge Reconstruct signal systems at corners of Santa Ara Boulevard and Fifth Street including any new hardware as required. he Construct paving adjacent to new curbing as required. {3) Santa Ara Boulevard and Fifth Street Construct A-2 curb and gutter at gO feet from street cente~line. Construct full 10 feet wide theme sidewalk as directed. c. Construct ornamental theme street lighting with underground power distribution. de Plant street trees per City standard No. 124. CONTACT: City street tree superintendent at 834- 4922 for species, locations and other details. Construct drive approach o.n. Fifth Street per City standard. f. Construct street paving as required. (4) Sycamore Street Construct A-2 curb and gutter and other drain gutter per City standard. A-2 curb and gutter is to be 30 feet from street centerline. be Construct full theme sidewalk as directed minimum five feet wide. De UTILITIES 1. 2. 3. 4. c. Construct ornamental theme lighting with underground power distribution. d. Plant street trees per City standard No. 124. e. Construct required drive approach as approved. If curb returns are used, construct wheel chair ramps. f. Construct street paving as required. g. Construct curb returns with wheel chair ramps per City standards. Pay sewer connection fees. Pay O.C.S.D. No. 1 fees. Pay water main charges. Pay cost of water service and fire protection faciiities. NOTE: Sewer connection to be to BROADWAY or SANTA ANA BLVD. Water service connections to be to BROADWAY, FIFTH ST. OR SYCAMORE ST. POLICE DEPARTMENT 1. Standard Requirements a) Exterior doorways shall be equipped with a lighting device capable of providing a minimum maintained one footcandle of light at the base of the door. b) All exterior lights must be equipped with vandal resistant covers. Light shall not shine away from subject property. c) Open parking lots shall be provided with a minimum maintained one footcandle of light on parking surfaces from dusk until dawn. d) In multiple occupancy office buildings all entrance doors to individual office suites shall meet the construction and locking requirements for exterior doors. 2. Above Code Requirements a) All walkways and aisles shall be equipped with a lighting device capable of providing a minimum maintained one footcandle of light between lights. b) Inter-connecting doors between suites must be equipped with approved deadbolts. Doors must meet solid core construc- tion requirements. Fe c) Elevators interior shall be mirrored in such a way as to allow visibility to the inside of the elevator when the door opens. d) A 24 hour security guard will be required for the five level parking lot. FIRE OEPARTMENT 1. Comply with provisions for high-rise building, Title 24, Chapter 18. Must have accessible fire hydrants within 150 feet of all.portions of exterior walls. 3. Class I or III standpipe. 4. Exiting in compliance with UBC, Chapter 33, and Title 24, Chapter 2-33. - 5. Provide portable fire extinguishers, minimum 2AIOBC, on each floor so that the total travel distance from any area to an extinguisher does not exceed 75 feet.