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Home My WebLink About31A - 315 W. SANTA CLARA AVE. REQUEST FOR COUNCIL ACTION ~ ~~~ ~ CITY COUNCIL MEETING DATE: NOVEMBER 15, 2004 TITLE: CONDITIONAL USE PERMIT NO. 2004-20 TO PERMIT THE CONSTRUCTION OF A SECOND STORY ADDITION TO AN ACCESSORY STRUCTURE AT 315 WEST SANTA CLARA AVENUE - ERIC LARSON, APPLICANT __) /~I I ~fla~ CITY MANAGER CLERK OF COUNCIL USE ONLY: APPROVED D As Recommended D As Amended D Ordinance on 151 Reading D Ordinance on 2nd Reading D Implementing Resolution D Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2004-20 as conditioned. PLANNING COMMISSION ACTION Adopted a resolution approving Conditional Use Permit No. 2004-20 as conditioned at its October 11, 2004 meeting by a vote of 5:0 (Nalle, Sinclair absent). The Planning Commission made one addition to the recommended conditions of approval outlined in the attached staff report (Exhibit A) . DISCUSSION On October 11, 2004, the Planning Commission held a public hearing to review a proposed second story addition to a detached accessory structure at 315 West Santa Clara Avenue, which requires approval of a conditional use permit. There was no public opposition to the project at the hearing. At the conclusion of the hearing, the Commission adopted a resolution approving the project with one additional condition of approval prohibiting the rental of the second story office space as a residential unit. FISCAL IMPACT There is no fiscal impact associated with this action. St~! 2~~ Executive Director Planning & Building Agency PG:rb pg\reports\cup 04-20.cc 31A-1 REQUEST FOR Planning Commission Action ~- ~" ", I \ I,' I ~~~, )~. y ~..:. PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: OCTOBER 11, 2004 TITLE: PUBLIC HEARING - CONDITIONAL USE PERMIT NO. 2004-20 TO PERMIT THE CONSTRUCTION OF A SECOND STORY ADDITION TO AN ACCESSORY STRUCTURE AT 315 WEST SANTA CLARA AVENUE APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Pedro Guillen p' Planning Manager RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2004-20 as conditioned. DISCUSSION Request of Applicant Mr. Eric Larson is requesting approval of a conditional allow the construction of a second story addition to structure located at 315 West Santa Clara Avenue. use an permi t to accessory Property Description The development site lS an irregularly shaped lot measuring approximately 7,626 square feet, located on the corner of Santa Clara Avenue and Bonnie Brae. The property is located in the Single-Family Residence (Rl) zoning district and has a General Plan land use designation of Low-Density Residential (LR-7), which allows a maximum of seven dwelling units per acre. The surrounding land uses consist of a maj ori ty of single- family residences, with multi-family residences and commercial offices to the east (Exhibits 1 and 2) . Project Description The proposed project involves the addition of 10 square feet to the garage area, 79 square feet for an interior stairwell and 510 square feet for the new second story home office (Exhibits 3 and 4). The home office will be used for art direction and production design by the owner. The existing residence is a single-story Spanish Colonial Revival style home. A second story addition and remodel of the residence was approved July 1, 2004 and is currently under construction (Exhibit 5). 3"r~!!t Conditional Use Permit No. 2004-20 October 11, 2004 Page 2 The garage addition has been designed to reflect the characteristics, materials, and colors of the residence (Exhibits 6 and 7). The exterior design elements include smooth finish stucco, wood casement french windows, exposed wood beam rafters and a roof design that is consistent with the residence. Analysis of the Issues As required in the Rl zoning provisions, accessory structures exceeding 15 feet in height or more than one story require approval of a conditional use permit. The project has been designed to meet the City's development standards for accessory structures, including setbacks and maximum square footage limits. The proposed project is consistent with the General Plan land use designation of Low-Density Residential given that the second story addition will function as a home office, with no bathroom or kitchen facilities, and not as a living unit. The addition is compatible in size, scale, and consistent with the character of the adjacent property's two- story accessory structure and the surrounding neighborhood. Additionally, the project complies with the General Plan goals to support development that provides a positive contribution to the neighborhood character and identity by utilizing enhanced architectural forms, textures, colors and materials. The proposed addition has been designed to be compatible with the surrounding environment and is consistent with the goals and objectives of the General Plan. Based on the above analysis, it is requested that the Planning Commission adopt a resolution approving the recommended action as conditioned (Exhibits 8 and 9) . CEQA Compliance In accordance with the California Environmental Quality Act, the proposed proj ect is exempt from further review. Categorical Exemption Environmental Review No. 04-151 will be filed for this project. ~~ ~\~ ~~ Maya De Rosa Senior Planner Pedro Guillen Assistant Planner I PG:JM pg\reports\cup 04-20.pc 31A-3 City 01 Orange ~ ~ ~ C2-HD II SD-59 MAIN PLACE OR MEMORY LN R1 R1 Rl R1 " R1 i R1 R1 R1 AI:: R1 R1 R1 R1 ~ R1 R1 R1 R1 " R1 ~ ~ I 0 ~ ~ 19TH 51. Rl R3- R3- ~ HDIl HD II 1 r-) ,---, ,.--, ,.--, rII r---'I r---'I I A1 -B C-SM C1 C1-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC Ml M2 MO o P PCD PRO COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN R4 RE SO SP A CUP 04-20 ERIC LARSON 315 WEST SANTA CLARA AVENUE A rPI' - = 500 FEET 1" = 1000 FEET P LAN N N G AND BU LD EXHIBIT 1 31A-4 N G AGE N C Y ~ ~~ AVENUE ..... ~ rr ~ == <: C 9 < ~ ffl 0 LE ex: a: i=: III :3 :E 10 ~/\ -s.~ ..,~ 'if- ~ ~ SINGLE h M. RES. SANTA CLARA SING E FAMILY RE IDENTIAL ..... ~ f& 9 lJ.J ex: >- ..... ~ LE ..... <!l ~ (/) CUP 04-20 ERIC LARSON 315 WEST SANTA CLARA AVENUE PLANNING AND BUILDING EXHIBIT 2 31A-5 ..... <( <.) ex: lJ.J :E :E o <.) 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I I .Ill',6 I I II II I I I I I I I I II I I I I II ~ I I I I II I I I II , Iw I I~ 0:' ;:; t ~ ,',l-.Il II t I I I I I I II I I I I ~ II I I I I II I I I I II I I II z o j:: < > W ..J W :I: I- a: o z !11 --' d) ~ <l: '" .Ill-.6 .Ill'.~ z o i= < > W ..J W .... UJ < W HE3 HE3 HE3 CUP 04-20 EXHIBIT 7 DODD DODD I- -' z a <f> w <f> a lL 01. it ';;l '<0 ,<f> <t J:: ~' 01. z 12 UJ UJ ~ ';{ tl;I ~ Q) J ~s:: Q)O >::;:; <{ij cu\:l L..-<;( CUG} om <0 cu"" ....,<0 ~~ CU-U tOG} .., .....0 <Dn... Q)o 3: It ill rC'\ ~ <{ '" Cl W <f> o lL o 01. lL Conditional Use Permit No. 2004-20 October 11, 2004 Page 1 of 2 Findings of Fact A. Will the proposed contribute to the community? use provide general well a service being of or facility which will the neighborhood or the The proposed second story addition will contribute to the general well being of the neighborhood and the community by maintaining the required off-street parking spaces and providing additional square footage for the homeowner to utilize as office space. Additionally, the design and use of quality materials for the addition provide a positive aesthetic contribution to the neighborhood. B. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed second story addition complies with City's development standards for accessory structures. Additionally, the design and operation of the proposed second story addition are intended to ensure compatibility with the surrounding uses. The neighboring property immediately to the north has a detached two-story accessory structure. This addition is compatible in size, scale and consistent with the character of the adj acent structure and the surrounding neighborhood. Furthermore, the proj ect provides a posi ti ve contribution to the neighborhood character and identity by utilizing enhanced architectural forms, textures, colors and materials. C. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed second story addition has been designed to resemble the Spanish Colonial Revival architectural style of the residence, which is compatible with the character of the Floral Park neighborhood. The area includes a majority of large single-family residential structures in terms of design and size and a two-story accessory structure immediately to the north of the proposed project. The proposed addition at this location is consistent with this pattern of development. Because of the compatible design and conditions of approval, the addition will not adversely affect the present and future economic stability, but rather be beneficial to the surrounding area. 3 ~ri'}fg Conditional Use Permit No. 2004-20 October 11, 2004 Page 2 of 2 D. Will the proposed use comply with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for such use? The proposed development setbacks and two-story addition been designed to meet the City's standards for accessory structures, including maximum square footage limits. E. Will the proposed use adversely affect the General Plan or any specific plan of the City? The area is designated Low Density Residential (LR-7) in the General Plan Land Use Element and is located in the Floral Park neighborhood. Floral Park includes a majority of single-family residential uses. The proposed project is consistent with the General Plan land use designation given that the addition will function as a home office and not as an additional living unit. In addition, Goal No. 3 of the Land Use Element encourages the support of development, which provides positive contribution to the character of existing neighborhoods. The project complies with this goal by utilizing enhanced architectural forms, textures, colors and materials. No adverse impacts are anticipated because of the design of the project and conditions of approval. 31A-12 OCTOBER 11, 2004 PAGE 1 OF 1 Conditions for Approval Conditional Use Permit No. 2004-20 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 conditional use permit. The applicant must remain in compliance with throughout the life of the conditional use with each and every condition may result conditional use permit. all conditions listed below permit. Failure to comply in the revocation of the A. Planning Division 1. The project shall remain in compliance with Site Plan Review Development Project No. 2004-48. 2. The accessory structure shall not have any kitchen, shower, toilet, lavatory facilities or laundry facilities. 3. The accessory structure shall not have an electric, gas or water meter. 4. Any changes or amendments to this conditional require a submittal to the Planning Division the time, a determination will be made additional required entitlements. use permit for review. regarding will At any CUP 04-20 EXHIBIT 9 31A-13 KO - 10/18/04 RESOLUTION NO. 2004-44 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2004-20 TO ALLOW THE CONSTRUCTION OF A SECOND STORY ADDITION TO AN ACCESSORY STRUCTURE LOCATED AT 315 WEST SANTA CLARA AVENUE 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. Conditional Use Permit No. 2004-20 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on October 11,2004. B. Conditional Use Permit No. 2004-20 has been filed with the City of Santa Ana seeking to allow the construction of a second story addition to an accessory structure located at 315 West Santa Clara Avenue. Pursuant to Santa Ana Municipal Code Section 41-232.5(i), a Conditional Use Permit is required for accessory structures more than fifteen (15) feet in height or more than one (1) story. C. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a conditional use permit upon making certain findings. 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or community? The proposed second story addition will contribute to the general well being of the neighborhood and the community by maintaining the required off-street parking spaces and providing additional square footage for the homeowner to utilize as office space. Additionally, the design and use of quality materials for the addition provide a positive aesthetic contribution to the neighborhood. 31A-14 Resolution No. 2004-44 Page 1 of 3 2. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed second story addition complies with City's development standards for accessory structures. Additionally, the design and operation of the proposed second story addition are intended to ensure compatibility with the surrounding uses. The neighboring property immediately to the north has a detached two-story accessory structure. This addition is compatible in size, scale and consistent with the character of the adjacent structure and the surrounding neighborhood. Furthermore, the project provides a positive contribution to the neighborhood character and identity by utilizing enhanced architectural forms, textures, colors and materials. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed second story addition has been designed to resemble the Spanish Colonial Revival architectural style of the residence, which is compatible with the character of the Floral Park neighborhood. The area includes a majority of large single-family residential structures in terms of design and size and a two-story accessory structure immediately to the north of the proposed project. The proposed addition at this location is consistent with this pattern of development. Because of the compatible design and conditions of approval, the addition will not adversely affect the present and future economic stability, but rather be beneficial to the surrounding area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for such use? The proposed two-story addition been designed to meet the City's development standards for accessory structures, including setbacks and maximum square footage limits. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The area is designated Low Density Residential (LR-7) in the General Plan Land Use Element and is located in the Floral 31A-15 Resolution No. 2004-44 Page 2 of 3 Park neighborhood. Floral Park includes a majority of single-family residential uses. The proposed project is consistent with the General Plan land use designation given that the addition will function as a home office and not as an additional living unit. In addition, Goal NO.3 of the Land Use Element encourages the support of development, which provides positive contribution to the character of existing neighborhoods. The project complies with this goal by utilizing enhanced architectural forms, textures, colors and materials. No adverse impacts as a result of this project will occur because of the design of the project and conditions of approval. D. In accordance with the California Environmental Quality Act, the proposed project is exempt from further review. Categorical Exemption Environmental Review No. 04-151 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Conditional Use Permit No. 2004-20 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 October 11, 2004 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 11 th day of October, 2004 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: De La Torre, Cribb, Leo, Lutz, Mondo, Sinclair (6) None (0) Nalle (1) None (0) Glenn Mondo Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: 31A-16 Resolution No. 2004-44 Page 3 of 3 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. 2004-44 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on October 11, 2004. Date: Planning Commission Secretary City of Santa Ana 31A-17 Resolution No. 2004-44 Page 4 of 3 Conditions for Approval for Conditional Use Permit No. 2004-20 Conditional Use Permit No. 2004-20 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 conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Plannina Division 1 . The project shall remain in compliance with Site Plan Review Development Project No. 2004-48. 2. The accessory structure shall not have any kitchen, shower, toilet, lavatory facilities or laundry facilities. 3. The accessory structure shall not have an electric, gas or water meter. 4. Any changes or amendments to this conditional use permit will require a submittal to the Planning Division for review. At the time, a determination will be made regarding any additional required entitlements. 5. A covenant to not use the 2-story accessory structure as a rental unit shall be recorded prior to issuance of building permit ~~~:1'8