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Home My WebLink About31B - CONDITIONAL USE PERMIT CONNIE JONESREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: SEPTEMBER 7, 2010 TITLE: CONDITIONAL USE PERMIT NO. 2010-12 TO ALLOW THE SOUTHWEST COMMUNITY CENTER TO OPERATE A NEIGHBORHOOD SERVICE FACILITY AT 1601 WEST SECOND STREET - CON E JONES, APPLICANT A12 CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ? As Recommended ? As Amended ? Ordinance on 15` Reading ? Ordinance on 2nd Reading ? Implementing Resolution ? Set Public Hearing For_ CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2010-12 as conditioned. PLANNING COMMISSION ACTION On August 9, 2010, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2010-12 as conditioned by a vote of 5:0 (Betancourt and Gartner absent) to allow the reconstruction and operation of the Southwest Community Center at 1601 West Second Street located in the Two Family Residential (R2) zoning district. 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. Jay.WTrevino Executive Director Planning & Building Agency VF:rb vflreportslcupl0-12 Southwest Comm Center.cc Exhibit: 1. Planning Commission Staff Report 31 B-1 31 B-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: AUGUST 9, 2010 TITLE: PUBLIC HEARING - FILED BY CONNIE JONES FOR CONDITIONAL USE PERMIT NO. 2010-12 TO ALLOW THE SOUTHWEST COMMUNITY CENTER TO OPERATE A NEIGHBORHOOD SERVICE FACILITY AT 1601 WEST SECOND STREET Prepared by Vince Fregoso PLANNING COMMISSION SECRETARY APPROVED ? As Recommended ? As Amended ? Set Public Hearing For DENIED ? Applicant's Request ? Staff Recommendation CONTINUED TO 4- - A 4-e -defl?= -- Executive Director Planning Manag RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2010-12 as conditioned. DISCUSSION Request of Applicant Connie Jones of the Southwest Community Center is requesting approval of a conditional use permit in order to allow the reconstruction and operation of an existing neighborhood service facility located at 1601 West Second Street. Property Description The site, located at 1601 West Second Street, is a 12,300 square foot parcel of land located at the northwest corner of Second Street and Forest Avenue. The site contains two existing buildings: a fire damaged main building currently used by the Southwest Community Center for their outreach programs, and a structure used for storage. In addition, a temporary trailer is currently located on the site that is being used as an office. The buildings have been occupied since the early 1970s by the non-profit Southwest Community Center and was previously used as a pet store. No parking spaces are currently provided for the site. The subject property is zoned Two-Family Residence (R2) and has a land use designation of Low- Density Residential (LR-7) on the City of Santa Ana General Plan. The property is surrounded by single-family residential uses, a church and an elementary school to the north, and single-family residential uses to the south, east and west (Exhibits 1 and 2). 1 31 B-3 Conditional Use Permit No. 2010-12 August 9, 2010 Page 2 Proiect Description The subject of this application is a request for approval of a conditional use permit to allow the reconstruction of a neighborhood service center at 1601 West Second Street. If approved, the applicant intends to demolish the existing community center and storage building and construct a new 3,707 square foot, two-story main structure and a 1,000 square foot storage building. Parking for a neighborhood service center is one space per 200 square feet of gross floor area. The previous facility was legal nonconforming as to parking, therefore new parking has been provided only for the additional 1,000 square feet of building area proposed. Based on this standard, five parking spaces are required for this structure, with five provided. The building has been designed to be architecturally compatible with the surrounding residential neighborhood. Its roof lines, roofing materials, windows, stucco and stone accents, and earth tone paint palette will complement the existing residential neighborhood (Exhibits 3 through 6). Analysis of the Issues The Southwest Community Center, which operates as a non-profit, was founded in 1971 by Annie Mae Tripp, who identified a need to help the less fortunate and wanted to give back to the community. In 1974, the Center moved into the building on Second Street and began operating as a soup kitchen. The Center has continuously occupied the building since that time and has expanded the services and programs they provide, all in an effort to help the underserved segment of the community. The Center provides basic services, such as food, clothing, shelter and other related support services. To that end, hot meals are provided twice a day (three times on Saturday); grocery bags are distributed to families, senior citizens, and homeless twice a week; donated clothing is distributed three times a week; emergency rental assistance is provided twice a week; and health screenings, educational workshops and holiday activities are offered on an as needed basis. In 2009, approximately 122,000 hot meals were served, 14,000 food bags were prepared, several tons of clothing were distributed to over 6,500 individuals, and over 900 individuals were provided with rental and utility assistance. Of these people served, approximately 86 percent of them were Santa Ana residents. In December 2009, an electrical fire severely damaged the kitchen and office areas of the Southwest Community Center. In response, an overwhelming show of support by volunteers and a surplus of donations allowed the Center to remain operational to allow time for additional fundraising and to plan for the repair of the facility. During the design process, the staff at the Center identified the opportunity to significantly improve their facility by embarking upon a complete reconstruction. 31 B-4 Conditional Use Permit No. 2010-12 August 9, 2010 Page 3 The Santa Ana Municipal Code (SAMC) allows for neighborhood and community service centers in the R2 zone subject to the approval of a conditional use permit. Because the previous facility began operation prior to the establishment of this requirement and, as such, did not have the conditional use permit needed to operate a community/neighborhood center in the R2 zone, the new project triggered the requirement for such a permit (SAMC 41-247.5 and 41.232.5(g)). The facility has been designed to comply with the City's residential development standards. For example, the project has been designed to comply with both the front and side yard setback standards. A 20-foot landscape setback will be provided along Second Street, with a 10-foot landscaped setback provided along Forest Avenue. Both of these setbacks are consistent with the development pattern found in the neighborhood. Further, the building has been designed to have the appearance of a residential structure and will utilize color and materials found in the area. Also, the overall height of the building will not exceed the 27-foot maximum allowed in a residential zone. Additionally, a landscaped buffer and a six-foot high block wall will be provided at the north and west property lines to separate the Center from the adjacent uses. Finally, five new parking spaces and a loading zone will be provided for the Center. Neighborhood Outreach On July 20, 2010, the Artesia-Pilar neighborhood held a meeting to discuss the project. During the meeting, the neighborhood made positive comments regarding the architecture of the building and indicated that it would be a good addition to the neighborhood. They appreciated the added security features (lighting, lockable gates, alarm), the new indoor eating area and the preservation of the large tree on the site. A concern with the conflict between the school release times and the Centers lunch time crowd were raised and the Center staff addressed this concern. At the conclusion of the meeting, the neighborhood noted that the Center has been a good neighbor in the past and was supportive of the reconstruction of the Southwest Community Center. Conclusion The reconstruction of the Southwest Community Center will allow the facility to continue to provide needed services to the underprivileged segment of the community. To address concerns related to the proposal, staff has included conditions of approval that mitigate these issues. Staff recommends that the Planning Commission approve Conditional Use Permit No. 2010-12 as conditioned. 31 B-5 Conditional Use Permit No. 2010-12 August 9, 2010 Page 4 Environmental Review This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in-fill developments for the construction and location of limited numbers of new, small facilities or structures. A Notice of Exemption for Categorical Exemption Environmental Review No. 2010-71 will be filed for this project. Vin ' regoso, CP.- Principal Plar VF:jm of/reports/cup10-12 Southwest Comm Center.pc 31 B-6 Rt R1 R1 R1 1 R1/_ > R1 R2 R1 en6 7 R2 .e6 6R1 'i R1 R2 i R2 <f9q M1? R sTH sr. M1 Mi C2 I i??1M1 I I Rl Ij i?t r- IIQ R44 y «I?_77_Jq. . 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Hi R3 ? -1 R3 Al GENERAL AGRICULTURAL C-SM SOUTH MAIN STREET COMMERCIAL DISTRICT PD PLANNED DEVELOPMENT -B PARKING MODIFICATION -F FLOOR AREA RATIO PRD PLANNED RESIDENTIAL DEVELOPMENT Cl COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R1 SINGLE-FAMILY RESIDENCE C7-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT M1 LIGHT INDUSTRIAL R2 TWO-FAMILY RESIDENCE C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL R3 MULTIPLE-FAMILY RESIDENCE C3 CENTRAL BUSINESS MO MILITARY OPERATIONS R4 SUBURBAN APARTMENT C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE O OPEN SPACE RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER -OZ OVERLAY ZONE SD SPECIFIC DEVELOPMENT C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIAL RESIDENTIAL PCD PLANNED COMMUNITY DEVELOPMENT Az\ A CUP 10-12 ,,? SOUTHWEST COMMUNITY CENTER 1601 WEST SECOND STREET - - =500 FEET 1" = 1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP EXHIBIT 1 31 B-7 SANTA ANA 00 BL. 0 COM. Q SC HOOL SINGLE FAM. Q S NGL F MIL R SID NTI L . 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I I 1 I 1 I 1 II 1 I ° I 1 I 1 ' I 1 1 I 1 I 1 1 I I 1 I , 1 I 1 I 1 ' I I I I I I II I I 31 B-15 JF 8/9/10 RESOLUTION NO. 2010-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2010-12 TO ALLOW THE SOUTHWEST COMMUNITY CENTER TO OPERATE A NEIGHBORHOOD SERVICE FACILITY AT 1601 WEST SECOND 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. 2010-12 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on August 9, 2010. B. Conditional Use Permit No. 2010-12 has been filed with the City of Santa Ana to allow the reconstruction of a new neighborhood service center at 1601 West Second Street. If approved, the applicant intends to demolish the existing community center and storage building and construct a 3,707 square foot, two-story main structure and a 1,000 square foot storage building. The existing community center was severely damaged by an electrical fire that occurred in December 2009. Since that time, the applicant has been utilizing the less damaged portion of the building as well as a temporary trailer to continue with their outreach programs. 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 the community? The Southwest Community Center has been providing services to the underprivileged segment of the community since 1971. The reconstruction of the facility will allow it to continue to provide food, clothing and shelter services to the residents of the City. The construction of the center in a residential neighborhood will allow people who need support services the opportunity to walk to this location. Resolution No. 2010-11 Page 1 of 4 31 B-16 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 use will not be detrimental to the health or safety of persons living or working in the area as one of the goals of the facility is to provide essential services to the neighborhood. Additionally, the buildings have been architecturally designed to be compatible with the surrounding low-density residential development. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed use is compatible with the surrounding uses and will not adversely affect the economic viability in the area. The economic viability of the area will increase due to the new construction in the area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? The Southwest Community Center will be in compliance with the regulations and conditions identified in Chapter 41, including the Two-Family Residence zoning standards. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed community center will not adversely affect the General Plan as the proposed project is consistent with the goals and objectives of the Low-Density Residential (LR7) General Plan designation. Section 2. This project was reviewed in accordance with the Guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15303. This Class 3 exemption allows in-fill developments for the construction and location of limited numbers of new, small facilities or structures. A Notice of Exemption for Categorical Exemption Environmental Review No. 2010-71 will be filed for this project. Section 3. The Planning Commission after conducting the public hearing hereby approves the Conditional Use Permit as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the Resolution No. 2010-11 Page 2 of 4 31 B-17 evidence submitted at the above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated August 9, 2010 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 9th day of August, 2010 by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTENTIONS: Commissioners Acosta, Alderete, Turner, Walters, Yrarrazaval (5) None (0) Betancourt, Gartner (2) None (0) Eric Alderete Chairman APPROVED AS TO FORM: By: Joseph W. Fletcher, City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2010-08 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on August 9. 2010. Date: Planning Commission Secretary City of Santa Ana Resolution No. 2010-11 Page 3 of 4 31 B-18 Conditions for Approval Conditional Use Permit No. 2010-12 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 California Building Standards 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 All proposed site improvements, including all landscaping as shown on the site plan, must conform to the Site Plan review approval of DP No. 2010-5. 2. All perimeter fencing (north and west property lines) shall be a solid block wall not less than six feet in height. 3. A trash enclosure built to City standards must be constructed on the site. 4. The operator/owner shall remove any graffiti occurring on the premises within 48 hours. 5. Signage is limited to one non-illuminated monument sign not exceeding five feet in height and two non-illuminated wall signs. 6. There shall be no exterior vending machines or pay phones on the premises. 7. After project occupancy, landscaping is to be maintained to include the minimum levels of plant materials installed at the time of occupancy. Resolution No. 2010-11 Page 4 of 4 31 B-19 31 B-20 Artesia Pilar Neighborhood Association C/o 2234 North Pacific Avenue Santa Ana, CA 92706 August 8, 2010 Mayor Miguel Pulido City Council of Santa Ana Re: Conditional Use Permit No. 2010-12 Honorable Mayor and City Council members: I am writing to you in support of the Southwest Minority' Economic Development Association's (SMEDA) application for a conditional use permit number 2010-12 to allow the reconstruction of the Southwest Community Center for property located in the two family residential (R2) Zoning District. The Artesia Pilar Neighborhood Association held a' community meeting on July 20, 2010. The community reviewed and discussed the SMEDA plan for reconstruction. The neighborhood and residents support the request for a conditional use permit to enable SMEDA to move forward with its reconstruction. plan. Over the years, the Artesia' Pilar Neighborhood Association has struggled and fought to maintain the residential character of the neighborhood from commercial encroachment, non- conforming use and other detrimental development. The Southwest Community Center has been part of that effort to preserve the community. The Center has played a critical role in providing needed emergency and safety-net services to the poor in our neighborhood for over 25 years. As you know, the Center was burnt to the ground but the community came together to raise funds to rebuilt the Center. The Center was created by black members of the community to meet a need and has been a part of our community. They did not come from outside of Santa Ana. The neighborhood decided to support the conditional use permit and support the reconstruction. The new Center will be a great improvement. However, we would like to point out to the City Council that SMEDA does need support for services. Recently, the City has reduced funding. While SMEDA largely serves the people in the community, the homeless situation has increased since the Rescue Mission left the area and there is little or no coordinated effort to mitigate the problems in our neighborhood. The reconstruction plan will help. However, a new building alone cannot address the growing problem of the homeless. We hope the City also help SMEDA find additional resources. We urge the City Council to approve this conditional use permit to allow the reconstruction. But, we want the City Council to also note we do not support any other non-conforming use. We thank you for your attention to this and hope that you join us in supporting the efforts of SMEDA in helping the poor in Santa Ana. Sincerely, i Ruby Gonzales Woo President Artesia Pilar Neighborhood Association 31B-21 ?a 31 B-22