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Home My WebLink About31A - 515 W. TENTH STREET REQUEST FOR COUNCIL ACTION _ITV COUNCIL MEETING DATE: ~ ~ CLERK OF COUNCIL USE ONLY: JUNE 21, 2004 TITLE: VARIANCE NO. 2004-04 TO ALLOW A REDUCTION IN STREET FRONTAGE FOR A RESIDENTIAL PROJECT APPROVED 0 As Recommended 0 As Amended 0 Ordinance on 1s' Reading 0 Ordinance on 2nd Reading 0 Implementing Resolution 0 Set Public Hearing For ,y /2PJ2 CONTINUED TO ~ FILE NUMBER CITY MANAGER RECOMMENDED ACTION Recei ve and conditioned. file the staff report approving Variance No. 2004-04 as PLANNING COMMISSION ACTION ~fter receiving public testimony, the Planning Commission adopted a resolution approving Variance No. 2004-04 as conditioned at its May 24, 2004 meeting by a vote of 4:2 (Cribb and Sinclair opposed, Lutz absent). The project involves the construction of a detached two-family residence located at 515 West Tenth Street. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. Št~'{}~:ng Executive Director Planning & Building Agency BSP:rb bsp\staff reports\va04-04.CC 8 31A-1 REQUEST FOR Planning Commission Action ~ ~ PLANNING COMMISSION MEETING DATE: MAY 24, 2004 PLANNING COMMISSION SECRETARY TITLE: PUBLIC HEARING - VARIANCE NO.2004-04 TO ALLOW A REDUCTION IN STREET FRONTAGE FOR A RESIDENTIAL PROJECT APPROVED D As Recommended D As Amended D Set Public Hearing For DENIED D Applicant's Request D Staff Recommendation CONTINUED TO Prepared by Bob St. Paul 4ß:7f:¿' Exec ve Director ~;Og Maoag., RECOMMENDED ACTION Adopt a resolution approving Variance No. 2004-04 as conditioned. DISCUSSION Request of Applicant Mr. Tony Vu is requesting approval of a variance from the street frontage standards for the property located at 515 West Tenth Street to facilitate the construction of a two-family detached residential project. Property Description The development site is a 10,454 square foot parcel that is currently vacant at 515 West Tenth Street. The property is within the Two-Family Residence (R2) zoning district and has a General Plan land use designation of Medium Density Residential (MR-15) which allows up to 15 dwelling units per acre. The site is bounded by residential to the north, east and west, and a mixture of commercial and residential to the south and east (Exhibits 1 and 2) . Project Description The applicant proposes to construct a two-family detached residential project on an existing 74-foot by 140-foot rectangular shaped lot. The dwelling units will each be two-story and 23 feet in height with attached two-car garages. The residential unit fronting Tenth Street will be 1,859 square feet in size with a 480 square foot garage, while EXHIBIT A 31A-2 1 &riance No. 'y 24, 2004 Page 2 2004-04 the rear unit will be 1,803 square feet with a 513 square foot garage. Both residential units will consist of four bedrooms, two and half baths, a living room, kitchen and dining room. Exterior design elements for the dwelling units include a combination of stucco, rock siding, concrete tile roofs and a prominent front porch at the entry (Exhibits 3, 4 and 5) . Analysis of the Issues Section 41-247.7 (b) of the Santa Ana Municipal Code requires a minimum street frontage for lots containing two or more dwelling units of at least 75 feet. The existing lot has a street frontage of 74 feet, which does not meet this minimum standard. The proposed project complies with all development standards set forth in Chapter 41 of the Santa Ana Municipal Code including lot size, setbacks, lot coverage, parking and landscaping. ~e of the goals in the City's Housing Element encourages the ~aintenance, preservation and upgrade of existing residential neighborhoods in order to provide a supply of sound housing stock. The proposed development will utilize available vacant residential land in the neighborhood and may encourage the rehabilitation of existing housing in the area. Further, the General Plan also supports land uses which are consistent with the City's Land Use Element. The development of two residential units is consistent with the Medium Density Residential (MR-15) land use designation. Approval of residential development in this area will provide a positive contribution to the neighborhood as well as preserve the integrity and character of the area. Further, the variance is necessary for the development of a well-designed residential project. Therefore, based on the analysis of the project and the project's compatibility with the City's General Plan and applicable development standards, approval of Variance No. 2004-04 is recommended per the findings and conditions (Exhibits 6 and 7) . 8 31 A-3 Variance No. May 24, 2004 Page 3 CEQA Compliance In accordance project is Environmental 2004-04 with the California Environmental exempt from further review. Review No. 04-33 will be filed for ~~ Bob St. Paul Associate Planner BSP:JM bsp\staff reports\va04-04.pc 31A-4 Quality Act, the proposed Categorical Exemption this project. Vince Fregos Senior Plann r :;:J~I ;Èi ; ! .....", R1 "'~ 8 . . 0 ~ . ~ 22.S' 10Ð' . RI ì R2 RI RI RI R3- R3- . R2 0 R1 -R1 R2 HDII HDII 0 5P-3 ~. , .. . ,. . ~ ! ,. " ! " ~ DffiD: .,- ~~ " RI RI RI RI RI .~ - -, RI RI RI R1R2 ., ...17$".'1.22'-" ~ ~ I 5D-20 '"178" SO I-- 171. .201 SD.20 5D-20 . =rJLjDD ::!J0\ °" 3E3~ D GC P p 351 CI R2 _! - .- R2 II I CI R2 II II C2 R2 0 C2 folll'R2 -MOIl 5D-13 C5 R2 -HOII 0 CA COMMERCIAL RESIDENTIAL AI SINGLE FAMILY RESIDENTIAL GC GOVERNMENT CENTER R2 TWO FAMILY RESIDENCE M1 LIGHT INDUSTRIAL R3 MULTIPLE DENSITY MULTIPLE M2 HEAVY INDUSTRIAL FAUlL Y RESIDENCE MO MILlTAAYOPERATtONS R4 SUBURBAN APARTMENTS 0 OPEN SPACE AE RESIDENTIAL ESTATE P PROFESSIONAL SO SPECIFIC DEVELOPMENT PCO PLANNED COMMUNITY DEVELOPMENT SP SPECIFIC PLAN PAD PLANNeD RESIDENTIAL DEVELOPMENT p p C1 A1 GENERALAGAICULTURAl -8 PARKING MODIFICATION C-SM COMMERCIAL SOUTH MAIN C1 COMMUNITY COMMERCIAL C1-MD COMM. CQMMERCIAUMUSEUM DISTRICT C2 GENEAAl COMMERCtAl C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTIST VILLAGE C4 PLANNED SHOPPING CENTER Cs ARTERIAL COMMERCIAL 8 A " = 1000 FEET P L A N N VA 04-04 VU DETACHED TWO FAMILY RESIDENCE 515 WEST TENTH STREET A Jlý' - - =500 FEET N G A N D 8 u L D N G A G E N c y J:X.-uBIT 1 31 A-5 .., ",,,..,,.._,,_... ,:r ~ ~ OJ F ¡:: L1'i\í ~g ~f3 ~tr: OJ >- ~ I!J :æ >- tr: « <>. « VACANT LOT OJ >- W '" :;) I!J Z :æ S C H 0 0 L W >- :ii tr: « <>. « SINGLE FAMILY PARKING RESIDENTIAL LOT t- W W OJ VACANT LOT a: >- Iii '" I!J :æ .... >- « tr: l> « tr: <>. « :æ ;:¡; c l> STREET ¡r APARTMENTS COMMERCIAL l-~~ HALESWORTH ST. .... ¡: '" - I!J 0; I!J tr: >- .... ~ Ll I!J .... ~ '" OJ OJ >- '" '-- I!J ;:: tr: « <>. « en en 0 a: I >- '" I!J :æ >- tr: « <>. « TENTH APARTMENTS PARKING LOT COMMERCIAL en en w z z ~ C 0 ~MERCIAL VA 04-04 VU DETACHED TWO FAMILY RESIDENCE 515 WEST TENTH STREET A "W p L N A G SINGLE FAMILY RESIDENTIAL PARKING LOT G c y N N N A D L A G E D N N B u EXHIBIT 2 31A-6 n' -5&- "' J> r¡; 10m~0~>§c \01.:P¡p 'f"'\\\. ,-. ~ ';.:.. UNIT #2 , :):: ". ... :'-¡::: - . --- f~\í;J1.iÞ " . ~ :::::: a 0 0 . . ~ ~ 4L: [6j " " ..' . '" " ,.' SITE / GRADING / LANDSCAPE PLAN 31A-7 tOt" StN!~ EXHIBIT 3 DC on 00 WI UNIT #1 - ELEVATIONS I~'~' T', ---.1<--'. '" ..' Jr'..." ~'..;. !~. -Ii. " """""""- ~ I 1/ 'V ,"I I I I I ;, I ~ I r ~l______--------_J FlOOR PI AN (Ð \JPPFR l..FVF1 UNIT #1 - FLOOR PLAN I:, Ñ:., ~ ~ ;.. j;;~ . . " è:;;;:::~~;;~~~~ .'HI -';= .,~ '. -'HI ..-. ,.~.~ ,,~ RE,I,R ELfV,.¡,TION ... J7""'" 1~''''.~~'''¡;. t= !6'-6' Y"'T-+-""I"i!''''' t-]"~a-3'" ,1\ '^', /,', """""""- ~ ~ "t~ 000 """"'- # ~ .. (ii\. " in ~ ": ." ------ ------ ;, '" " 'y '" " ,'...' ",' Ft OOR 1)1 AN lÇ BASF LtVA 3d~rÐr 4 -::::::,..,.~~~_.~c~tnnu ,.-"~ . ...~....... 1f:.",,::,",,:=O.- .-.....,:-::. ."::,-_.::._...",~ "~":~::-", .: :... . "~,,....~~:"' '1:~.-.; :.~ 'tD {!iTUCCOJ !.: DC '.' DO DO æ.'o,~~ RIGHT EL~V,ol-nON REAR ELF'.'¡/, nON ,~~,~~:~~:-:--~:"~~;~;;:~~,~, I ¡ ,! ! ~"P "j g¡ .~ 1 ' "'~ _.'-~''''''~.' . "., ''''...",.J .r'~~ .... ,"'" '" I" I " .., """',:'" , . I I -: ¡ : GEJ"'4. i i. . j" .:. . ,- -"'--"- --,,': I : ,! "j I ...... --.--...-.. Lf¡:"T Fï :::v,¡,nON FRONï ELEV A nON . UNIT #2 - ELEVATIONS " ]~'-6. ~'-6' JJo,!<.JJ ,,., " 7"-T~I'- ¡;. 19'..o!' l!'-?~~'~.-J<.!!.J (ì:\ .4, W ~5'..;. ". ~'-r" -'-- B' ¡r' '" '" úJ' / / , ~ ; ............. ~,' ~~---- v~i '" -----""-- . ---~-------- " " . r'-T --.,..- r-y 15'..;' . . 6'-6" . ~~'-Io' 00' 5'-6" " 8 FlOOR pi AN @ UPP~ ~EVR FLOOR PLAN @ BASE L~ UNIT #2 - FLOOR PLAN EXHIBIT 5 Variance No. May 24, 2004 Page 1 of 2 2004-04 Findings of Fact A. That because of special circumstances applicable to the subj ect property, including size, shape, topography, location or surroundings, that 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. There are special circumstances applicable to the subject property. The existing vacant lot has a street frontage of 74 feet which does not meet minimum standards. The proposed single-family residences comply with all development standards set forth in Chapter 41 of the Santa Ana Municipal Code including lot size, setbacks, lot coverage, parking and landscaping. B. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary to develop the property with well-designed single-family residences that are consistent with the Two-Family Residence (R2) zoning district. C. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be materially detrimental to the public welfare or injurious to the surrounding property because the proposed two-story, single-family residences comply with all development standards set forth in Chapter 41 of the Santa Ana Municipal Code including lot size, setbacks, parking and landscaping. D. That the granting of a General Plan of the City. variance will not adversely affect the The granting of the variance will not adversely affect the General Plan of the City since the proposed single-family residences are designed in conformance with the General plan land use designation and the Housing Element to promote a range of suitable housing stock and preserve the integrity and character of neighborhoods. 3~~~'b6 AAy 24,2004 ""AGE 1 OF 1 Conditions for Approval Variance No. 2004-04 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this variance. The applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. The proj ect shall DP No. 03-82. remain in compliance with Site Plan Review 8 2. Any amendment to this variance must be submitted to the Planning Division for review, after which staff will determine if administrative relief is available or the variance must be amended. 3. Construct all improvements as indicated on the approved street improvement plans, per City Standards. 4. Street work contractor. is required to be performed by a licensed 8 EXHIBIT 7 31A-11 KO-6/7/04 RESOLUTION NO. 2004-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2004-04 AS CONDITIONED FOR A REDUCTION OF THE STREET FRONTAGE REQUIREMENTS FOR THE PROPERTY LOCATED AT 515 WEST TENTH STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. B. C. Variance No. 2004-04 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 24, 2004. Variance No. 2004-04 has been filed with the City of Santa Ana seeking to allow the reduction of the street frontage requirements. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, that the strict application.of the zoning ordinance is found to deprive the subject property of privileges not otherwise at minor exception with the intent and purpose of the provisions of this Chapter. There are special circumstances applicable to the subject property. The existing vacant lot has a street frontage of 74 feet which does not meet minimum standards. The proposed single-family residences comply with all development standards set forth in Chapter 41 of the Santa Ana Municipal Code including lot size, setbacks, lot coverage, parking and landscaping. 2, That the granting of a lf2riance is nscessmy for the preservation and enjoyment of one or more substantial property rights. 31A-12 Resolution No. 2004-"11 Page 1 of 3 8 8 8 The granting of the variance is necessary to develop the property with well-designed single-family residences that are consistent with the Two-Family Residence (R2) zoning district. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be materially detrimental to the public welfare or injurious to the surrounding property because the proposed two-story, single-family residences comply with all development standards set forth in Chapter 41 of the Santa Ana Municipal Code including lot size, setbacks, parking and landscaping. 4. That the granting of a variance will not adversely affect the General Plan of the City. The granting of the variance will not adversely affect the General Plan of the City since the proposed single-family residences are designed in conformance with the General Plan land use designation and the Housing Element to promote a range of suitable housing stock and preserve the integrity and character of neighborhoods. In accordance with the California Environmental Quality Act, the proposed project is exempt from further review. Categorical Exemption Environmental Review No. 04-33 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Variance No. 2004-04 as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for Planning Commission Action dated May 24, 2004 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. D. ADOPTED this 24th day of May, 2004 by the following vote: AYES: NOES: ABSENT: De La Torre, Leo, Mondo, Nalle (4) Cribb, Sinclair (2) Lutz (1) Commissioners: Commissioners: Commissioners: ABSTENTiONS: Coulfnissiun"Îé', hone (0) 31A-13 Resolution No. 2004-11 Page 2 of 3 Glenn Mondo Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Deputy City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2004-11 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 24, 2004. Date: ¿-/}-o;j Planning Commission Secre City of Santa Ana 31A-14 Resolution No. 2004-11 Page 3 of 3 8 8 8 Conditions for Approval for Variance No. 2004-04 Variance No. 2004-04 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this variance. The applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 03- 82. . Any amendment to this variance must be submitted to the Planning Division for review, after which staff will determine if administrative relief is available or the variance must be amended. Construct all improvements as indicated on the approved street improvement plans, per City Standards. Street work is required to be performed by a licensed contractor. 2. 3. 4. fl~~15 31A-16