HomeMy WebLinkAbout20120516_ZA2012-05_1920WFourthROH - 05/18/12
RESOLUTION NO. 2012-05
A RESOLUTION OF THE ZONING ADMINISTRATOR OF
THE CITY OF SANTA ANA APPROVING RESIDENTIAL
RELOCATION NO. 2012-01 TO RELOCATE A SINGLE
FAMILY RESIDENCE AND MINOR EXCEPTION NO. 2012-
01 TO ALLOW A SETBACK REDUCTION FOR A SECOND
DWELLING UNIT AT 1920 WEST FOURTH STREET
BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF
SANTA ANA AS FOLLOWS:
Section 1. The Zoning Administrator of the City of Santa Ana hereby finds,
determines and declares as follows:
A. The applicant is requesting approval of Residential Relocation No. 2012-
01 to relocate a single family residence from 1605 West Fifth Street to 1920
West Fourth Street and construct a new two-car garage and second
dwelling unit, and Minor Exception No. 2012-01 to allow a reduction in the
rear yard setback in order to allow the second dwelling unit to be attached
to the garage and be located within 10 feet of the rear property sine.
B. Residential Relocation No. 2012-01 and Minor Exception No. 2012-01
came before the Zoning Administrator of the City of Santa Ana for a duly
noticed public hearing on May 1 G, 2012.
C. Santa Ana Municipal Cade Section 41-620 requires a residential
relocation permit to move or relocate any residential structure.
D, Santa Ana Municipal Code Section 41-620 authorizes the Zoning
Administrator to approve a residential relocation permit upon making
certain findings:
1. Will the residential structure proposed to be moved or relocated be
comparable in value, size, (square footage of livable floor space,
excluding porches, breezeways and garages), structural quality,
type of construction, design, appearance, and overall physical
upkeep and condition, to residences located in the area adjacent to,
or in the immediate vicinity of, the lot or parcel on which the
residential structure is proposed to be moved or relocated?
The size, structural quality, type of construction and
appearance of the relocated structure will be comparable
and complementary to the adjacent and surrounding
residences within the Artesia Pllar neighborhood, since the
Resolution No. 2012-05
Page 1 of 7
structure is currently located in the same neighborhood and
less than 1I2 mile from the proposed location. According to
available records, the single family residence and detached
garage were constructed in 1923. The front porch was
enclosed in 1955, but will be returned to its original open
condition as part of the relocation. The house was
constructed in the California Bungalow architectural style,
with several of the original features maintained, such as the
wood clap board siding, double-hung windows and gable
vents, A wooden carport was added to east side of the
home, but will also be removed as part of the relocation.
The relocated house will be in keeping with the size and
livable floor space of other nearby residential structures.
The house is approximately 930 square feet and consists of
two bedrooms, one bath, living roam, dining room and
kitchen. The relocation of the house will add value to the
structure by preserving its architecture, bringing the interior
wiring and plumbing of the residence up to current building
code standards and re-establishing structural integrity to the
foundation. The location of the house in the front of the lot
with the required parking in the rear of the property is
consistent with other development in the neighborhood.
2. Wi11 moving or relocation of the residential structure be detrimental,
decrease or diminish the value of real properties located adjacent
to, or in the immediate vicinity of, the lot or parcel on which the
residential structure is proposed to be moved or relocated?
Relocating the house will not be detrimental to, decrease or
diminish the value of real properties located adjacent to, or in
the immediate vicinity of the lot or parcel on which the
residential structure is proposed to be moved or relocated.
The presence of vacant sites can be detrimental to the
appearance of a neighborhood, This is particularly critical in
this neighborhood since it lacks architectural cohesion and
generally has a number of alder buildings that are not well
maintained. Vacant sites also create a public nuisance and
can contribute to the creation of an environment that can be
conducive to crime, negatively impacting the adjacent
residential uses. The relocation will contribute positively to
the neighborhood, as the overall quality and architectural
style of the residence is consistent with the existing
neighborhood and will add to the overall aesthetic character
of the immediate vicinity by adding to the development of the
block with a house that will be complementary to the existing
adjacent residential development.
Resolution No. 2012-05
Page 2 of 7
3. Will the move or relocation of the residential structure comply with
the regulations and conditions specified in the zoning district in
which the affected lot or parcel is situated?
The project is in compliance with the use and development
standards established for the Single family Residential (R-1)
zone. The relocated structure is within the maximum
building height allowed for the zone, meets the building
setback and frontage requirements, and proposes parking to
be located in the rear of the lot.
4. Will approval of the permit adversely affect the general plan of the
city, or any specific plan of the city applicable to the lot or parcel on
which the residential structure is proposed to be moved or
relocated?
The relocation is consistent with the General Plan land use
designation of Low Density Residential. The existing house
and proposed two-car garage are appraximately 1,433
square feet and will be located on a 5,000 square foot lot,
resulting in 28.6 percent lot coverage. The project is also
consistent with the City's General Plan goals to provide
affordable housing opportunities (Housing Element Goal 4).
E. Santa Ana Municipal Code Section 41-194(h) requires that the rear yard
for a second dwelling unit shall be a minimum of ten {10} feet.
A. Santa Ana Municipal Code Section 41-638 authorizes the Zoning
Administrator to grant a minor exception upon making certain findings.
1. That because of special circumstances applicable to the subject
property, including size, shape, topography, location, or
surroundings, 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 legally created lot is smaller than the standard 6,000
square foot at 50-feet wide by only 100-feet long. In order to
meet the setback requirements for the main house while also
meeting the separation requirements for the detached garage
there was insufficient room to move the garage forward to
meet the 10-foot rear yard setback requirement for the
proposed second dwelling unit. The unit itself will meet the
10-foot rear yard setback requirement, but because it is
attached to the garage, the minor exception is required.
Resolution No. 2012-05
Page 3 of 7
2. That the granting of a minor exception is necessary for the
preservation and enjoyment of one or more substantial property
rights.
The minor exception will allow the owner the right to develop
the property in a manner encouraged by the State of
California, i.e., providing affordable housing in single-family
areas. The owner of this residence wishes to execute the
project in accordance with the local guidelines and per AB
1866, California's law that encourages the cons#ruction of
second dwelling units as an affordable housing option.
3. That the granting of a minor exception will not be materially
detrimental to the public welfare or injurious to surrounding property.
The project will not be materially detriments! to the public
welfare because the proposed detached garage will maintain
the required five-foot setback from the rear property line and
the proposed second dwelling unit will maintain the 10-foot
rear yard setback from the rear property line. The minor
exception is only required because they will be attached. The
proposed second dwelling unit will not exceed 30 percent the
size of the primary unit as required by Section 41-194.
4. That the granting of a minor exception will not adversely affect the
General Plan of the City.
The project will not adversely affect the General Plan as it is
consistent with Policy 1.1 of the Housing Element which
encourages the "rehabilitation, repair, and improvement of
single-family" structures within the City. AdditionaNy, the
project is consistent with Policies 2.4 and 2.5 of the Housing
Element as the new unit increases the diversity of housing
types and enhances the architecture of the existing structures.
F. 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. Categaricai Exemption
Environmental Review No. 2012-34 will be filed for this project.
Section 2. The Zoning Administrator of the City of Santa Ana hereby approves
Residential Relocation Permit No. 2012-01 and Minor Exception No. 2012-01 as
conditioned in Exhibits A and B respectively, attached hereto and incorporated herein
by this reference. This decision is based upon the evidence submitted at the above
said hearing, which includes, but is not limited to: the Request for Zoning Administrator
Resolution No. 2012-05
Page 4 of 7
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Conditions for A royal for Residential Relocation No. 2012-01
Residential Relocation No. 2012-01 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 riot to
exercising the rights conferred by this residential relocation.
The applicant must remain in compliance with all conditions listed below throughout the
life of the residential relocation. Failure to comply with each and every condition may
result in the revocation of the residential relocatian.
A. Planning Division
Any amendment to this residential relocation permit must be submitted to
the Planning Division for review. At that time, staff will determine if
administrative relief is available or the residential relocation permit must
be amended.
2. Prior to the issuance of a relocation permit from the Building Division the
owner shall post a Completion Bond in the favor of the City of Santa Ana.
Said bond shall be in the amount equal to the cost of the rehabilitation
required by the building official, and street and walks improvements, all to
city standards, plus 25 percent, of the work required to be done in order to
comply with all of the conditions of the Building Division Relocation permit,
as estimated by the building official.
3. Building permits for the second dwelling unit may not be issued until the
residential relocation permit has been finalized. This condition does not
prevent the applicant from pulling a foundation only permit for the
detached garage and second dwelling unit.
4. Prior to plan check submittal revise the plans to enhance the front porch
columns to be consistent with the California Bungalow style.
5. Prior to plan check submittal revise the plans to utilize an alternate
material around the base of the front porch landing other than concrete.
6. Prior to issuance of the residential relocation permit the applicant shall
address the existing Abatement Notice from the Public Works Agency.
Exhibit A
Page 1 of 1 Resolution No. 2012-45
rage 6 of 7
Conditions for A royal for Minor Exce tion No. 2012-01
Minor Exception No. 2012-01 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 Cade, the California Building Standards
Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed belaw rior to
exercising the rights conferred by this minor exception.
The applicant must remain in compliance with all conditions listed below throughout the
life of the minor exception. Failure to comply with each and every condition may result in
the revocation of the minor exception.
A. Planning Division
1. All proposed site improvements must conform to the site plan review
approval of Res. No. 2012-472.
2. Any amendment to this minor exception must be submitted to the Pianning
Division for review. At that time, staff will determine if administrative relief
is available or if the minor exception must be amended.
3. Prior to the issuance of a building permit, the owner or owners of the
parcel steal! file with the planning manager a recorded covenant, in a farm
approved by the city attorney affirming and consenting that either the
primary dwelling unit or the second dwelling unit shall be owner-occupied.
4. Prior to plan check submittal revise the plans to turn the roof gable on the
second story to be perpendicular with the gable on the first floor.
5. Prior to plan check submittal revise the plans to show the use of wood
windows on the second unit to match the main house.
6. Prior to plan check submittal revise the plans to add a gabled entry and
exterior landing for the entrance to the second unit.
Exhibit B
Page 1 of 1 Resolution No. 2012-05
Page 7 of 7
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