HomeMy WebLinkAbout31A - 2 EAST HUTTON CENTRE DRIVE
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
FEBRUARY 6, 2006
TITLE:
VARIANCE NO. 2005-66 TO ALLOW A
REDUCTION IN PARKING AND VARIANCE
NO. 2005-67 FOR A REDUCTION IN
SETBACKS AT 2 EAST HUTTON CENTRE
DRIVE - NEXUS DEVELOPMENT
CORPORATION, APPL ANT
APPROVED
o As Recommended
o As Amended
o Ordinance on 1" Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
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CITY MANAGER
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FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Variance No. 2005-6,6 as
conditioned and Variance No. 2005-67 as conditioned.
PLANNING COMMISSION ACTION
On January 9, 2006, the Planning Commission adopted a resolution
approving Variance No. 2005-66 as conditioned to allow a reduction in
parking and adopted a resolution approving Variance No. 2005-67 as
conditioned for a reduction in setbacks by a vote of 6: 0 (Rodriguez
absent) for a 932 square foot addition to an existing retail center in
the Specific Development No. 76 (SD-76) zoning district at 2 East Hutton
Centre Drive. The Planning Commission made no changes to the conditions
of approval outlined in the attached staff report (Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
ay M. Trevino
utive Director
Planning & Building Agency
VF:rb
vf/reporta/VA05-66&VAOS-67.CC
31A-1
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
JANUARY 9, 2006
TITLE:
PUBLIC HEARING - FILED BY THE NEXUS
DEVELOPMENT CORPORATION FOR VARIANCE
NO. 2005-66 TO ALLOW A REDUCTION IN
PARKING AND VARIANCE NO. 2005-67 FOR A
REDUCTION IN SETBACKS AT 2 EAST HUTTON
CENTRE DRIVE
Prepared by Vince Fregoso
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
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. Executive Director
RECOMMENDED ACTION
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1. Adopt a resolution approving Variance No. 2005-66 as conditioned to
allow a reduction in parking.
2. Adopt a resolution approving Variance No. 2005-67 as conditioned for
a reduction in setbacks.
DISCUSSION
Request of Applicant
Nexus Development Corporation is requesting approval of two variances in
order to allow a 932 square foot addition to an existing retail center at
2 East Hutton Centre Drive. Specifically, the applicant is proposing a
reduction in required parking and a reduction in a landscaped setback.
Property Description
The subject site is a 13,600 square foot restaurant and retail building
that was constructed in 2001. It is located within Hutton Centre, a
master planned, 43-acre mixed-use development located on the south side
of MacArthur Boulevard between Main Street and the Newport-Costa Mesa
(SR-55) Freeway. Hutton Centre contains approximately 1,450,000 square
feet of office area, consisting of two 14-story office buildings, two
10-story office buildings and two 8-story office buildings. In
addition, a 174-room, 84,210 square foot DoubleTree Club hotel and four
6-story parking structures are found within Hutton Centre (Exhibits 1
and 2) .
EXHIBIT A
31A-2
Variance Nos. 05-66 and 05-67
January 9, 2006
Page 2
The project site is zoned Specific Development No. 76 (SD-76) and has a
General Plan land use designation of District Center (DC). Surrounding
land uses include the MacArthur Place mixed-use development to the
north, the Newport-Costa Mesa (SR-55) Freeway and the City of Costa Mesa
to the east, office development to the south and the Sandpointe
residential neighborhood to the west.
Project Description
2 Hutton Centre is a 13,569 square foot retail center with nine retail
and restaurant tenants. The applicant is proposing to expand the center
and add 932 square feet to the south end of the center, bringing the
total square footage to 14,501. The addition will be constructed to
match the architecture of the existing building as well as incorporate
identical materials and paint color. To accommodate a new outdoor
seating area, four parking spaces will be removed in front of the new
storefront. This seating area, intended to accommodate approximately 30
patrons, will incorporate enhanced paving, perimeter landscaping and a
shade canopy that matches the existing canopy.
A new pedestrian entrance is also proposed at the northwest corner of
the proj ect site. This entrance will enhance pedestrian access to the
development by allowing direct access into the center from the MacArthur
Boulevard/Hutton Center Drive intersection, which is a heavily used
pedestrian pathway. The improvements will include a new stair entry
leading into the retail center and landscape planters around the stairs
perimeter (Exhibits 3, 4, 5 and 6).
Analysis of the Issues
Parking Variance
The applicant is requesting a variance from Section 41-1341 of the Santa
Ana Municipal Code (SAMC) to allow a reduction in required parking.
Based on code requirements, a total of nine additional parking spaces
are required for the new square footage. In addition, four parking
spaces will be removed to accommodate the new outdoor seating area.
Therefore, the applicant is requesting approval for a reduction in 13
parking spaces.
Nexus Development is providing parking for 2 Hutton Centre within their
807 space parking garage for the Lake Towers. The Lake Towers
entitlements accommodated the 62 parking spaces that were to be removed
for the Lake Towers and provided adequate parking for the retail and
restaurant uses within 2 Hutton Centre Drive.
31A-3
Variance Nos. 05-66 and 05-67
January 9, 2006
Page 3
Although the 13 additional parking spaces needed for the proposed
expansion were not a part of the MacArthur Place entitlements, the 13
parking spaces can be accommodated. A shared parking study was prepared
by Kaku Associates, Inc. by using the Urban Land Institute's (ULI) shared
parking methodology. The shared parking analysis identified a weekday
peak parking demand of 1,696 spaces and a weeknight peak demand of 1,783
spaces. Peak utilization during the weekend would be 1,807 spaces during
the evening when the restaurants are the busiest (Exhibit 7) .
Since the MacArthur Place South development will supply a total of 1,896
spaces, the proposed parking supply is adequate to meet both the demand of
the MacArthur Place project and the 2 Hutton Centre expansion.
Setback Variance
The applicant is requesting approval of a variance to reduce the
required building setback on Hutton Center Loop from 25 feet to 10 feet.
If approved, the proposed setback will be consistent with the reduced
setback approved for the Lake Towers project and will assist in
continuing the urban proj ect theme of MacArthur Place South. For
example, urban projects generally consist of elements that have been
incorporated into this project, such as a reduced setback (from the code
required 15 feet) and enhanced pedestrian pathways.
Conclusion
The 2 Hutton Centre project is in compliance with various policies
outlined in the General Plan Land Use Element. The development of this
site with quality materials and finishes, and the continuation of
pedestrian linkages to other existing developments will complement the
recently entitled MacArthur Place South development. Therefore, based
upon an analysis of the project and the project's compatibility with the
City's General Plan and applicable development standards, staff recommends
that the Planning Commission approve Variance Nos. 2005-66 and 2005-67 as
conditioned.
31A-4
Variance Nos. 05-66 and 05-67
January 9, 2006
Page 4
CEQA Compliance
In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review pursuant to Section
15303. This Class 3 exemption allows the expansion of existing commercial
buildings up to an additional 10,000 square feet of floor area.
Categorical Exemption No. 2005-166 will be filed for this project.
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Vince Fregos7' AICP
Senior Plannez
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TABLE 7
SHARED PARKING ANALYSIS SUMMARY
PARKING SUPPLY vs. SHARED PARKING DEMAND
IAREA /I II WEEKDAY II WEEKEND I
Daytime I Nighttime Daytime I Nighttime
CINEMA Supply 449 949 949 949
Demand 425 436 411 461
% Occupied 94.7% 45.9% 43.3% 48.6%
Available Spaces 24 513 538 488
LAKE Supply 807 807 807 807
TOWER Demand 711 753 711 753
% Occupied 88.1% 93.3% 88.1% 93.3%
IAvailable Spaces 96 54 96 54
TOTAL Supply 1,896 2,396 2,396 2,396
SITE Demand 1,696 1,783 1,667 1,807
% Occupied 89.5% 74.4% 69.6% 75.4%
Available Soaces 200 613 729 589
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31 AV~QS-66 lit 05-67
-'I~HIBIT 7
KO - 1/4/06
RESOLUTION NO. 2006-001
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE NO.
2005-66 AS CONDITIONED TO ALLOW A REDUCTION IN
PARKING; AND VARIANCE NO. 2005-67 AS
CONDITIONED TO ALLOW A REDUCTION IN SETBACKS
FOR THE PROPERTY LOCATED AT 2 HUTTON CENTRE
DRIVE
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. Applicant is requesting approval of Variance No. 2005-66 to allow the
reduction in parking and Variance No. 2005-67 to allow a reduction in
setbacks in order to allow a 932 square foot addition to an existing retail
center at 2 East Hutton Centre Drive.
B. Variances Nos. 2005-66 and 2005-67 came before the Planning
Commission of the City of Santa Ana for a duly noticed public hearing on
January 9, 2006.
C. Variance No. 2005-66 has been filed with the City of Santa Ana seeking a
reduction in parking for the site. Based on Santa Ana Municipal Code
941-1341, a total of nine additional parking spaces are required for the
new square footage. In addition, four parking spaces will be removed to
accommodate the new outdoor seating area. Therefore, the applicant is
requesting approval for a reduction in 13 parking spaces.
1. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a Variance upon making certain findings. The
Planning Commission determines that the findings necessary to
grant the Variance have been established:
i. 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 variance with the intent and purpose of the
provisions of this Chapter.
31A-14
Resoiution No. 2006-001
Page 1 of?
Hutton Centre is a contained site surrounded by
existing commercial and residential developments.
The parking analysis for the MacArthur Place South
development determined that sufficient parking will be
provided for the project during times of peak demand.
The variance will allow the applicant the ability to use
the property in a manner consistent with similar
surrounding commercial, residential and professional
uses.
ii. 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 to allow a 13 space
reduction in the parking requirement will preserve the
property owner's ability to expand the center with
additional restaurant tenants that are consistent with
the Specific Development No. 76 (50-76) zoning
district.
ili. 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 to allow reduction in
parking will not be materially detrimental to the public
welfare or injurious to surrounding property.
Adequate parking will be provided within surface
parking lots and parking structures to accommodate
the proposed expansion.
iv. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the variance to allow reduction in
parking requirement will not adversely affect the
General Plan of the City since the proposed project
has been designed in conformance with City Zoning,
Development, and General Plan requirements except
for the parking and setback requirements. General
Plan Land Use Element Policy 2.2 supports commercial
uses in adequate amounts to accommodate the City's
needs for goods and services.
31A-15
Resolution No. 2006.()01
Page 2 of?
D. Variance No. 2005-67 has been filed with the City of Santa Ana seeking to
reduce the required building setback on Hutton Center Loop from 25 feet
to 10 feet.
1. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a Variance upon making certain findings. The
Planning Commission determines that the findings necessary to
grant the Variance have been established:
i. 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 variance with the intent and
purpose of the provisions of this Chapter.
The proposed setback reduction will allow the
applicant the ability to create pedestrian linkages
among the various land uses within Specific
Development No. 76 (SD-76) and to create an "urban
edge" design concept by providing reduced setback
along Hutton Center Drive. The proposed setback
reduction will be consistent with the setback approved
for the MacArthur Place project.
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
The granting of the setback variance will preserve the
property owner's ability to develop the property within
a well-designed project that is consistent with the SD-
76 zoning district. Upgrade architectural materials
and landscape palette will be incorporated throughout
the proposed project to compensate the reduced
setbacks.
iii. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The granting of the setback variance will not be
materially detrimental to the public welfare or injurious
to surrounding property. The reduced setback will be
consistent with the adjacent MacArthur Place South
project.
Resolution No. 2006-001
Page 3 of 7
31A-16
iv. 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 commercial uses
are permitted by the District Center General Plan land
use designation.
E. In accordance with the California Environmental Quality Act, the
recommended action is exempt from further review pursuant to Section
15303. This Class 3 exemption allows the expansion of existing
commercial buildings up to an additional 1 0,000 square feet of floor area.
Categorical Exemption No. 2005-166 will be filed for this project.
Section 2. The Planning Commission after conducting the public hearing hereby:
A. Approves Variance No. 2005-66, to reduce the parking requirement for the
property located at 2 Hutton Centre Drive, as conditioned in Exhibit A attached hereto and
incorporated as though fully set forth herein.
B. Approves Variance No. 2005-67, to reduce the setback requirement for the
property located at 2 Hutton Centre Drive, as conditioned in Exhibit B attached hereto and
incorporated as though fully set forth herein.
These decisions are based upon the evidence submitted at the abovesaid hearing,
which includes but is not limited to: the Request for Planning Commission Action dated
January 9, 2006 and exhibits attached thereto; and the public testimony, all of which are
incorporated herein by this reference.
ADOPTED this 9th of January, 2006 by the following vote:
AYES: Commissioners: Betancourt, Cribb, De La Torre, Gartner, Leo, Lutz
(6)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Rodriguez (1)
ABSTENTIONS: Commissioners: None (0)
Christopher Leo
Vice-Chairman
31A-17
Resolution No. 2006-001
Page 4 of 7
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. 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. 2006-001 be the original resolution adopted by the Planning
Commission of the City of Santa Ana on January 9, 2006.
Date:
Planning Commission Secretary
City of Santa Ana
31A-18
Resolution No. 2006-001
Page 5 of7
Conditions for Approval for Variance No. 2005.66
Variance No. 2005-66 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with 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. In addition, it shall meet the following conditions of approval:
The applicant must comply 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 development project. Failure to comply with each and every condition may result in
the revocation of the variance.
A. Plannina Division
1. All proposed site improvements must conform with the Site Plan Review
approval of DP No. 05-53.
2. Any amendment to this variance must be submitted to the Planning
Division for review. At that time, staff will determine if administrative relief
is available or the variance must be amended.
3. A maximum of nine tenant spaces shall be allowed at the center.
Exhibit A
31A-19
Resolution No. 2006.001
Page 6 of7
Conditions for ADDroval for Variance No. 2005-67
Variance No. 2005-67 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with 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. In addition, it shall meet the following conditions of approval:
The applicant must comply 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 development project. Failure to comply with each and every condition may result in
the revocation of the variance.
A. Plannina Division
1. All proposed site improvements must conform with the Site Plan Review
approval of DP No. 05-53.
2. Any amendment to this variance must be submitted to the Planning
Division for review. At that time, staff will determine if administrative relief
is available or the variance must be amended.
3. A maximum of nine tenant spaces shall be allowed at the center.
Exhibit B
31 A-20
Resolution No. 2006-001
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