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HomeMy WebLinkAbout2004-04• RESOLUTION NO. 2004-04 koo-02/25/04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2004-02 AS CONDITIONED TO ALLOW A CARE HOME AND VARIANCE NO. 2004-01 AS CONDITIONED FOR A REDUCTION OF THE FRONT YARD SETBACK FOR THE PROPERTY LOCATED AT 818 NORTH GARFIELD 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. 2004-02 and Variance No. 2004-01 came before the Planning Commission of the City of Santa Ana for a duly • noticed public hearing on February 23, 2004. B. Conditional Use Permit No. 2004-02 has been filed with the City of Santa Ana seeking to allow a care home at 818 North Garfield Street. Pursuant to Specific Development No. 19 (SD-19) care homes are permitted uses subject to the issuance of a Conditional Use Permit. 1. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a conditional use permit upon making certain findings. a. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed care home will contribute to the general well being of the neighborhood and the community by providing supportive services to Orange County residents who are in a period of transition from rehabilitation programs into normal and permanent living situations, which allows them to take control of their lives. The City of Santa Ana, as well as the • County of Orange, is underserved in terms of the number of facilities providing care to those in need. Resolution No. 2004-04 Page 1 of 8 • The establishment of a care facility will provide an alternative for families in need of housing. 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 design and operation of the care home are intended to ensure compatibility with the surrounding uses. Mercy House has maintained three facilities in Santa Ana including the Emmanuel House, which is immediately across the street from this project at 807 North Garfield Street with no adverse impacts to the health, safety or general welfare of the community. c. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The facility has been designed to resemble the Spanish Colonial Revival architectural style, which is compatible with the character of the Historic French • Park District. The area includes a mixture of single and multiple-family residential structures in terms of design and size. The establishment of this structure at this location is consistent with this pattern. Mercy House currently operates three facilities in the surrounding area including the Emmanuel House. All three facilities have proven to be stable and beneficial uses for the community. Because of the compatible design, positive operating history and conditions of approval, the establishment of this facility will be beneficial to the area. d. Will the proposed use comply with the regulations and conditions specified in this chapter for such use. The facility will comply with the applicable standards of the Santa Ana Municipal Code with the exception of the front yard setback. The proposed building is located within the required 20-foot front yard setback. The proposed 30-foot wide structure has offsetting setbacks of 17 feet, 15.5 feet, and a proposed seven- foot wide porch 13 feet from the front property line. A • variance will be required for this request. A survey of the existing front yard setbacks of the adjacent Resolution No. 2004-04 Page 2 of 8 . structures on the west side of the block has determined that the prevailing setback is 17 feet. There are five existing structures and one under construction on the west side of the block. Two of the five existing structures have an existing front yard setback of 13 feet. The public parkway along this block is an additional 16 feet, which sets back the structure's nearest point at 29 feet from the street. A portion of the structure meets the prevailing setback and coupled with the large parkway, the yard reduction should have minimal impact to the existing street pattern. 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 Specific Development No. 19, otherwise known as Historic French Park District. A care home is an allowed use in Specific Development No. 19 with a conditional use permit. French Park includes a • mixture of single and multiple-family residential uses, professional uses, and the Emmanuel House care home which is immediately across the street from this project. Additionally, Goal No. 3 of the Land Use Element encourages the support of development, which provides positive contribution to the character of existing neighborhoods. Goal No. 4.1.11 of the Housing Element encourages infill development sites throughout the City to provide housing for persons with special needs such as female headed households and homeless persons. No adverse impacts are anticipated because of the design of the project and the operational plan for the facility. C. Variance No. 2004-01 has been filed with the City of Santa Ana seeking to allow the reduction of the front yard setback. 1. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a variance upon making certain findings. a. 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 Resolution No. 2004-04 Page 3 of 8 • privileges not otherwise at minor exception with the intent and purpose of the provisions of this Chapter. The development project has special circumstances that warrant the granting of a variance. The proposed 30-foot wide structure has offsetting setbacks of 17 feet, 15.5 feet, and 13 feet from the front property line. A survey of the existing front yard setbacks of the adjacent structures has determined that the prevailing setback is 17 feet. There are five existing structures and one under construction on the west side of the block. Two of the five existing structures have an existing front yard setback of 13 feet. The public parkway along this block is an additional 16 feet, which sets back the structure's nearest point at 29 feet from the street. A portion of the structure meets the prevailing setback and coupled with the large parkway, the proposed yard reduction will have minimal impact to the existing street pattern. This project is compatible with the Emmanuel House care home which was approved under Conditional Use Permit No. 1998-12 and is located directly across the street from this project at 807 North Garfield Street. • The Emmanuel House is a transitional housing care home for individuals Irving with HIV/AIDS. b. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The approval of this variance will allow the property owner to continue with construction of a care home in an area that includes a mixture of single and multiple- family residential uses, professional uses, and the Emmanuel House care home immediately across the street from this project at 807 North Garfield Street. The establishment of this structure at this location is consistent with the development pattern. The construction of a care home with the majority of the structure meeting or exceeding the prevailing setback will respect and continue the unusual setbacks found throughout the area. c. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding • property. Resolution No. 2004-04 Page 4 of 8 . The granting of a variance will not be detrimental or injurious to the surrounding properties. The new structure will be aesthetically compatible with the surrounding properties within the Historic French Park District, which offers a variety of residential designs and architecture. French Park zoning provisions require that all new construction and rehabilitation projects conform to one of the historical architectural styles of the district as identified in the Historic French Park Architectural Design Guidelines. The proposed project accomplishes Goals 2.1 and 2.2 of the Urban Design Element, encouraging creative architectural design and consistency with the existing pattern of development. The French Park Architectural Review Committee has approved the proposed Spanish Colonial Revival architectural style. The encroachment into the prevailing front yard setback will not have a significant impact on the existing neighborhood character and will provide architectural design that will enhance the area. The Land Use Element's Policy 3.1 supports development which • provides a positive contribution to neighborhood character and identity; a new care home with the majority of the structure meeting the prevailing setback and the existence of a large public parkway is consistent with this policy. Goal 2.7 of the Urban Design Element states projects must exhibit a functional, comfortable scale in relation to the neighborhood; the stepped setback design of the structure will accomplish this goal. d. That the granting of a variance will not adversely affect the General Plan of the City. The requested variance will not adversely affect the General Plan, as it will be consistent with the goals and policies expressed in that document. Goal 3.5 of the Urban Design Element Policy Plan is to encourage projects that are consistent with the architectural character of the neighborhood. Additionally, care home is a permitted use subject to a conditional use permit in the zoning district. The care home will be architecturally compatible with the existing • neighborhood. The structure has been designed to provide architectural consideration and articulation Resolution No. 2004-04 Page 5 of 8 • and the encroachment of the structure into the front yard setback will not significantly impact the prevailing setback. D. In accordance with the California Environmental Quality Act, the proposed project is exempt from further review. Categorical Exemption Environmental Review No. 2004-17 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Conditional Use Permit No. 2004-02 as conditioned in Exhibit "A" attached hereto and incorporated herein and approves Variance No. 2004-01 as conditioned in Exhibit "B" attached hereto and incorporated herein. ADOPTED this 23rd day of February, 2004 by the following vote: AYES: Commissioners: Cribb, Leo, Lutz, Mondo, Nalle (5) NOES: Commissioners: Sinclair (1) ABSENT: Commissioners: De La Torre (1) ABSTENTIONS: Commissioners: None (0) • ~ ~^ ~.1~_ Glen Mondo Chairp rson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney Kylee O. tto Deputy ty Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2004-04 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on February 23, 2004. Date: 0 • Planning Commission Secre City of Santa Ana Resolution No. 2004-04 Page 6 of 8 • Conditions for Approval for Conditional Use Permit No. 2004-02 Conditional Use Permit No. 2004-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, 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 rip or 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 facility shall be limited to no more than one electric meter, one gas meter, and one water meter. 2. The use of the property is limited to a care home as provided for in the Santa Ana Municipal Code Section 41-41.5. • 3. Any changes of use or client base will require reapplication of the conditional use permit for Planning Commission and City Council review. 4. The care home shall not have more than 15 beds on site. • Exhibit "A" • Conditions for Approval for Variance No. 2004-01 Variance No. 2004-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, 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 rip or 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. Comply with all conditions of approval for Conditional Use Permit No. 2004-02. • • Exhibit "B"