HomeMy WebLinkAbout31B - CUP 1808 N GREENLEAF ST
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
MAY 2, 2005
TITLE:
CONDITIONAL USE PERMIT NO. 2005-04
TO PERMIT THE CONSTRUCTION OF A
SECOND STORY ADDITION TO A NEW
ACCESSORY STRUCTURE AT 1808 NORTH
GREENLEAF STREET - NEAL O'TOOLE,
APPLICANT
APPROVED
o As Recommended
o As Amended
o Ordinance on 1 sl Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
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CITY MANAGER
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Conditional Use Permit No.
2005-04 as conditioned.
PLANNING COMMISSION ACTION
On April 11, 2005, the Planning Commission approved Conditional Use
Permit No. 2005-04 as conditioned by a vote of 7:0 to allow the
construction of a second story addition to a new accessory structure in
the Single-Family Residence (R1) zoning district at 1808 North Greenleaf
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.
~ A 7/ /'
s~~n./G. '~:Zng
Executive Director
Planning & Building Agency
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mgm\plancomm\CUPOS-04.CC
31 B-1
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
APRIL 11, 2005
TITLE:
PUBLIC HEARING - CONDITIONAL USE PERMIT
NO. 2005-04 TO PERMIT THE CONSTRUCTION OF
A SECOND STORY ADDITION TO A NEW ACCESSORY
STRUCTURE AT 1808 NORTH GREENLEAF STREET
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
Prepared by Melanie G, McCann
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Executiv;j;;rector
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Planmng nager
RECOMMENDED ACTION
Adopt a resolution approving Conditional Use Permit No. 2005-04 as
conditioned.
DISCUSSION
Request of Applicant
Neal P. O'Toole is requesting approval of a conditional use permit to
allow the construction of a second story addition to a new accessory
structure located at 1808 North Greenleaf Street.
Property Description
The General Plan land use designation for this site is Low Density
Residential (LR-7) that allows a maximum of seven dwelling units per acre,
and is located within the Single-Family Residence (R1) zoning district.
The subject property at 1808 North Greenleaf Street is improved with an
existing one and one-half story single-family residence and detached
garage. Additional single-family residences surround the property to the
north, south and west. Multiple-family complex and additional single-
family residences are located to the east (Exhibits 1 and 2) .
Project Description
The proposed proj ect includes the demolition of the existing garage and
the construction of a new 420 square foot garage and 520 square foot
second story workshop/office area, The proposed new accessory structure
is 27 feet in height. The new construction has been designed to reflect
the characteristics, materials, and colors of the Tudor style architecture
of the existing residence (Exhibits 3, 4 and 5). The exterior design
EXHIBIT A
31 B-2
Conditional Use Permit No. 2005-04
April 11, 2005
Page 2
elements include decorative half timbering, smooth finish stucco, wood
siding and decorative vents at the gable peaks, and double-hung style wood
windows trimmed with ornamental shutters.
Analysis of the Issues
As required in the R1 zoning provisions, an accessory structure exceeding
15 feet in height, or more than one story, requires the approval of a
conditional use permit. The proposed accessory structure is 27 feet in
height and contains two stories, thereby necessitating a conditional use
permit. The accessory structure is compatible with the surrounding land
uses based on its placement on the site and its architectural design and
detailing. The project has been designed to meet or exceed the City's
development standards for accessory structures, including minimum setbacks
and maximum square footage limits.
Incorporated in this proposal is a request to include plumbing fixtures
within the garage for a laundry area. It is the policy of the Planning
Division to not allow plumbing in a detached garage as it is considered
conducive to the creation of a second unit. The applicant has requested
the Planning Commission consider approval of the proposed plumbing for a
washer, dryer and utility sink as part of this conditional use permit
application. As referenced in the conditions of approval, it is proposed
a covenant stating the two-story accessory structure will not be used as a
rental unit be recorded on the property.
The proposed new garage and second story 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 analysis above, it
is recommended that the Planning Commission approve Conditional Use Permit
No. 2005-04 as conditioned (Exhibits 6 and 7) .
CEQA Compliance
In accordance with the California Environmental Quality Act, the proposed
project is a General Rule Exemption. No further environmental review is
needed, Environmental Review No. 2004-221 will be filed for this project.
Melanie G. McCann, AICP
Associate Planner
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Senior Planner
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PlanCom\CUP05-04.041105.pc
31 B-3
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PLANNED RESIDENTIAL DEVELOPMENT
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SINGLE FAMILY RESIDENTIAL
TWO FAMILY RESIDENCE
MULTIPLE DENSITY MULTIPLE
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SUBURBAN APARTMENTS
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SPECIFIC DEVELOPMENT
SPECIFIC PLAN
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MR. NEAL P. O'TOOLE RESIDENCE
1808 NORTH GREENLEAF STREET
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EXHIBIT 1
318-4
N G
AGE N C Y
A
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EXHIBIT 4
31 B-7
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Conditional Use Permit No. 2005-04
April 11, 2005
Page 1 of 2
Findings of Fact
A.
Will the proposed
contribute to the
community?
use provide
general well
a service
being of
or
the
facility which will
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
workshop/office space. Additionally, the design and use of
quality materials 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 the City's
development standards for accessory structures. Additionally,
the design and operation of the proposed second story addition
is intended to ensure compatibility with the surrounding uses.
The new garage and second story addition exceeds the minimum
setback requirements providing a minimum of five-foot setback in
consideration of aesthetic and visual impacts on adjacent
residences to the south and west. Furthermore, the proj ect
provides a positive contribution to the neighborhood character
by utilizing compatible 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
complement the Tudor architectural style of the existing
residence, which is compatible with the character of the Floral
Park neighborhood. The immediate area includes a variety
housing types and massing, including a two-story historic house
to the north and west, a two-story multi-family complex to the
east, and a one and one-half story house to the south. Based on
the building placement, compatible design and conditions of
approval, the height and scale of the addition will not
adversely affect the present and future economic stability; but
rather be complimentary to the surrounding area.
EXHIBIT 6
318-9
Conditional Use Permit No, 2005-04
April 11, 2005
Page 2 of 2
D.
Will the
specified
uses?
proposed use comply with the regulations
in Chapter 41 of the Santa Ana Municipal
and conditions
Code for such
The proposed new garage and two-story addition has been designed
to meet or exceed the City's development standards for accessory
structures, including setback and maximum square footage limits.
The code permits accessory structures to be built up to the
adjacent property lines, while the proposed building provides a
five-foot setback from the southerly property line and six-foot
three-inch setback adjoining the west property line,
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, The proposed project is consistent with the
General Plan land use designation given that the addition will
function as a workshop/home office and not as an additional
living unit without adequate open space and setbacks, In
addition, Goal No. 3 of the Land Use Element encourages the
support of development which provides a positive contribution to
the character of existing neighborhoods. The proj ect complies
with this goal through its setbacks and placement on the
property, as well as through the use of architecturally
compatible details, colors and materials. No adverse impacts
are anticipated based on the design of the proj ect and the
conditions of approval.
31 B-1 0
APRIL 11,2005
PAGE 1 OFl
Conditions for Approval
Should Conditional Use Permit No, 2005-04 be approved, the project shall
comply 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. Planning Division
1. The project shall remain in compliance with Site Plan Review
Development Project No. 2004-85.
2, The accessory structure shall not have any kitchen, shower,
and toilet or lavatory facilities.
3, The accessory structure shall not have an electric, gas or
water meter,
4, A covenant to not use the two-story accessory structure as a
rental unit shall be recorded prior to issuance of building
permit.
5.
Any changes or amendments to this conditional use permit
require submittal to the Planning Division for review.
that time, a determination will be made regarding
additional required entitlements.
will
At
any
EXHIBIT 7
318-11
KO - 4/14/05
RESOLUTION NO, 2005-10
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO, 2005-04 AS CONDITIONED TO PERMIT
THE CONSTRUCTION OF A SECOND STORY ADDITION
TO A NEW ACCESSORY STRUCTURE AT 1808 NORTH
GREENLEAF 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. Conditional Use Permit No, 2005-04 came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on
April 11 , 2005,
B. Conditional Use Permit No, 2005-04 has been filed with the City of Santa
Ana seeking to allow the construction of a second story addition to a new
accessory structure at 1808 North Greenleaf Street. The proposed
accessory structure is twenty-seven (27) feet in height and contains two (2)
stories,
C, Pursuant to Santa Ana Municipal Code Section 41-232.5, a Conditional
Use Permit is required for accessory structures more than fifteen (15) feet
in height or more than one (1) story,
D, 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 workshop/office space, Additionally, the design
and use of quality materials provide a positive aesthetic
contribution to the neighborhood,
318-12
Resolution No. 2005-10
Page 1 of4
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 the City's
development standards for accessory structures,
Additionally, the design and operation of the proposed
second story addition is intended to ensure compatibility with
the surrounding uses, The new garage and second story
addition exceeds the minimum setback requirements
providing a minimum of five-foot setback in consideration of
aesthetic and visual impacts on adjacent residences to the
south and west. Furthermore, the project provides a positive
contribution to the neighborhood character by utilizing
compatible 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
complement the Tudor architectural style of the existing
residence, which is compatible with the character of the
Floral Park neighborhood. The immediate area includes a
variety housing types and massing, including a two-story
historic house to the north and west, a two-story multi-family
complex to the east, and a one and one-half story house to
the south, Based on the building placement, compatible
design and conditions of approval, the height and scale of
the addition will not adversely affect the present and future
economic stability; but rather be complimentary 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
uses?
The proposed new garage and two-story addition has been
designed to meet or exceed the City's development
standards for accessory structures, including setback and
maximum square footage limits. The code permits
accessory structures to be built up to the adjacent property
lines, while the proposed building provides a five-foot
setback from the southerly property line and six-foot three-
inch setback adjoining the west property line,
318-13
Resolution No. 2005-10
Page 2 of 4
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
Park neighborhood, The proposed project is consistent with
the General Plan land use designation given that the addition
will function as a workshop/home office and not as an
additional living unit without adequate open space and
setbacks. In addition, Goal No, 3 of the Land Use Element
encourages the support of development which provides a
positive contribution to the character of existing
neighborhoods, The project complies with this goal through its
setbacks and placement on the property, as well as through
the use of architecturally compatible details, colors and
materials, No adverse impacts are anticipated based on the
design of the project and the conditions of approval.
E, In accordance with the California Environmental Quality Act, the proposed
project is a General Rule Exemption, No further environmental review is
needed, Environmental Review No, 2004-221 will be filed for this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves Conditional Use Permit No, 2005-04 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 April 11, 2005 and exhibits attached thereto; and the public
testimony, all of which are incorporated herein by this reference.
ADOPTED this 11th day of April, 2005 by the following vote:
AYES: Commissioners: Cribb. De La Torre. Gartner. Leo. Lutz. Mondo.
Nalle (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Glenn Mondo
Chairperson
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Resolution No, 2005-10
Page 3 ot 4
APPROVED AS TO FORM:
Joseph W, Fletcher, City Attorney
By:
Kylee 0, Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No, 2005-10 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on April 11 , 2005,
Date:
Planning Commission Secretary
City of Santa Ana
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Resolution No. 2005-10
Page 4 of 4
Conditions for Approval for Conditional Use Permit No. 2005-04
Conditional Use Permit No, 2005-04 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 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, 2004-85,
2, The accessory structure shall not have any kitchen, shower, and toilet or
lavatory facilities,
3, The accessory structure shall not have an electric, gas or water meter,
4, A covenant to not use the two-story accessory structure as a rental unit
shall be recorded prior to issuance of building permit.
5, Any changes or amendments to this conditional use permit will require
submittal to the Planning Division for review, At that time, a determination
will be made regarding any additional required entitlements.
EXHIBIT "A"
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