HomeMy WebLinkAbout31A - 1101 W. SANTA ANA BLVD.
REQUEST FOR
COUNCIL ACTION
~
~
CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
DECEMBER 19, 2005
TITLE:
EXTENSION OF VARIANCE NO. 2003-04
TO ALLOW THE CONSTRUCTION OF AN
OFFICE BUILDING AT 1101 WEST SANTA
ANA BOULEVARD - JOHN DRAKE,
APPLICANT
APPROVED
o As Recommended
o As Amended
o Ordinance on 151 Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
\J~7G.~ JL
CITY MANAGER
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Adopt a resolution approving a one year extension of Variance No. 2003-
04.
DISCUSSION
Request of Applicant
John Drake is requesting a one year extension for Variance No. 2003-04 In
order to construct an office building at 1101 West Santa Ana Boulevard.
Property Description
The project site is a 0.19-acre parcel of land located on the northwest
corner of Santa Ana Boulevard and Shelton Street. The site is currently
composed of two parcels of land. The first parcel is a remnant property
created from a street widening proj ect and is currently vacant. The
second parcel contains an existing house approximately 700 square feet in
size with a detached two-car garage.
The zoning designation for the site is Professional (P) with a General
Plan land use designation of Professional and Administrative Office (P).
The site is surrounded by residential uses to the north and west;
government facilities to the east; and commercial offices and residential
to the south (Exhibits 1 and 2) .
Project Description
The applicant is proposing to construct a 2,277 square foot office
building. The existing detached garage will be demolished while two walls
of the existing house will remain and be incorporated into the new
building. A portion of the new building will remain at zero property line
along the front property line abutting Santa Ana Boulevard, while the rest
31A-1
Extension of Variance No. 2003-04
December 19, 2005
Page 2
of the building will meet the 15-foot front and side yard setback
requirement. Lastly, a total of seven parking stalls are required and
provided (Exhibits 3 and 4) .
Analysis of the Issues
On November 17, 2003, the City Council approved Variance No. 2003-04 to
allow the construction of a 2,277 square foot office building. A variance
was required to allow for the reduction of the rear yard setback.
The applicant submitted an extension request in October to the Planning
Division as the variance was set to expire on November 17, 2005, and
permits have not been issued for the construction of the proposed building
(Exhibit 5). Section 41-647 of the Santa Ana Municipal Code (SAMC)
provides that a variance is void after two (2) years from the approval
date if the owner fails to erect or build as specified by the variance.
Section 41-647 of the SAMC allows the applicant to request an extension
for the variance. The City Council may by resolution extend the variance
by no more than a total of three (3) years past the expiration date.
The applicant is continuing with the preparation of the construction plans
and is interested in extending the variance for another year. The
applicant wishes to construct an energy efficient, "green building" and
has had limited success finding materials and a suitable building
contractor. Additionally, the building plan check process has taken more
time than expected. Staff has supported similar requests in the past. As
a result, it is recommended that the variance for the office building be
extended for an additional one year.
ENVIRONMENTAL IMPACT
In accordance with Section 15061 of the California Environmental Quality
Act, the proposed action is not subject to CEQA.
FISCAL IMPACT
There is no fiscal impact associated with this action.
M. Trevino
Ex cutive Director
Panning & Building Agency
CR:rb
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317 Robin Hood Lane
Costa Mesa, cA 92627
(949) 642-2239
RECEIVED
OCT 2 5 20r~
SANTA ANA PLANNING OEPT
September 20, 2005
Mr. Carlos Rodriguez
Assistant Planner I
City of Santa Ana, Planning and Building
20 Civic Center Plaza
Santa Ana, CA 92702
RE: Proiect ] 101 (1107) W. Santa Ana Blvo.
Building - Plan Check #10150206-08
Plumbing - Plan Check #30117990
Electrical - Plan Check #20130754
Mechanical - Plan Check #40113136
Dear Carlos,
I am writing to request a one year extension of time beyond our November 17,2005
deadline to have our project under way.
There are a few reasons we need to request an extension oftime to begin our project.
First, we have vacillated back and forth, even after submitting our plans, on the best
design for our structure weighed against the amount of money were are spending. We
started with a two story building, but we became overwhelmed with the costs and scope
of the project. We opted for a 900 ft.2 smaller building, in a one story design, which
should reduce costs significantly.
Second, we have been concerned about investing in this area of Santa Ana. While the lot
for our building is zoned and has a land use of "Professional," all of the surrounding
structures are residential and it appears they will remain that way indefinitely. To
complicate matters further, the City of Santa Ana was adopting additional zoning
restrictions on bail bond companies during this period and we were concerned about the
impact on our business. If the city required all bail bond companies to be in a different
area, our building would be worthless to us and we would need to look elsewhere. Not
because we could not build there, but if all similar companies are grouped in one area, we
would be the "odd man out" where no other bail offices were. After the resolution of the
zoning issue we feel our site is desirable and our investment is warranted.
Finally, when we returned to the 'drawing board" after the zoning issue was resolved,
there were issues with our "green" construction methods, materials and who would be
willing to work on our project. I am committed to building a highly energy efficient and
VA 03-4
EXTENSION
EXHIBIT 5
31A-7
environmentally friendly structure - a "green building." Despite the increased awareness
and popularity, it is easier said than done. For example, we are using "RASTRA" for our
exterior support walls, a system similar to IcF filled with concrete. This product uses
recycled, plastic two liter soda bottles instead of foam and requires 50% less concrete
while retaining the same strength as traditional ICF - very impressive and good for the
environment. Also, we are using a passive solar design and making provisions for "off-
grid" solar powered office operation. In short, this structure will be a show piece for
energy efficiency and "green building" here in Santa Ana. Unfortunately, finding
designers and construction companies willing to undertake such a project has been a
challenge.
Finally, we had our meeting to submit our detailed building plans on June 23, 2005. We
believed we had ample time for the initial submission as well as time to make corrections
with a resubmission of our plans for final approval. At the meeting June 23rd, you
suggested I prepare a letter to request an extension of time for starting our project - even
though our deadline was 5 months away. At the time I thought it would not be necessary,
but it has been three (3) months and we still have not had our first review completed. I'm
sure we will need at least one set of corrections and I understand "re-checks" are running
in excess of two months. Whenever we receive our final plan approval, we are ready to
"pull permits" and begin demolition, grading and construction.
Please support our request for an extension so we can complete our project. This will be a
terrific project that will be both a showcase of efficient, environmental building
techniques and the start of development along West Santa Ana Boulevard - the gateway
to Santa Ana.
Thank you. If you have any questions or comments, I can be reached at (714) 547-7138.
Sincerely,
)//"\ ~ .
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John R. Drake
L
Enclosure: City of Santa Ana Miscellaneous Receipt (copy)
cc: Robert Stern, Stern Architects, Inc.
31A-8
KO - 12/13/05
RESOLUTION NO. 2005-118
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA GRANTING VARIANCE NO. 2003-04 AS
CONDITIONED A ONE (1) YEAR EXTENSION FOR THE
PROPERTY LOCATED AT 1101 WEST SANTA ANA
BOULEVARD
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. November 17, 2003, the City Council received and filed the Planning
Commission resolution approving Variance No. 2003-04 to reduce of the
rear yard setback to allow the construction of a 2,277 square foot office
building at 1101 West Santa Ana Boulevard.
B. The applicant has requested a one (1) year extension of Variance No.
2003-04.
C. The extension request came before the City Council on December 19,
2005.
D. Santa Ana Municipal Code Section 41-647 authorizes the City Council to
extend the date which a variance becomes void for a period for not to
exceed three (3) years.
E. In accordance with Section 15061 of the California Environmental Quality
Act, the proposed action is not subject to CEQA.
Section 2. The City Council of the City of Santa Ana hereby, approves a one
(1) year extension of Variance No. 2003-04 as conditioned for the property located at
1101 West Santa Ana Boulevard.
ADOPTED this _ day of December, 2005.
Miguel A. Pulido
Mayor
31A-9
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005-118 to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
31A-10