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Home My WebLink About75A - 1411 N. DURANT REQUEST FOR COUNCIL ACTION ~'~ ~ ~ CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: JANUARY 3, 2006 TITLE: PUBLIC HEARING - VARIANCE NO. 2005-63 TO ALLOW A REDUCTION IN REQUIRED PARKING AT AN EXISTING APARTMENT COMPLEX AT 1411 NORTH DURANT STREET - ORANGE HOUSING DEVELOPMENT CORPORATION, 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 CONTINUED TO ~ l-11. L. ~j / /jC.:t.,..------- CITY MANAGER FILE NUMBER RECOMMENDED ACTION Adopt a resolution approving Variance No. 2005-63 as conditioned. PLANNING COMMISSION ACTION On December 12, 2005, the Planning Commission recommended that the City Council adopt a resolution approving Variance No. 2005-63 as conditioned by a vote of 7:0 to allow a reduction in required parking at an existing apartment complex in the Multiple Family Residence (R3) zoning district at 1411 North Durant Street (Exhibit A). The Planning Commission added a condition that requires the applicant to work with staff in order to make improvements to the architecture of the building. FISCAL IMPACT There is no fiscal impact associated with this action. Trevino E e tive Director Planning & Building Agency VF:rb vf\reportS\VAOS-63.cc 75A-1 REQUEST FOR Planning Commission Action ~ ~ PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: DECEMBER 12, 2005 TITLE: PUBLIC HEARING - FILED BY ORANGE HOUSING DEVELOPMENT CORPORATION FOR VARIANCE NO. 2005-63 TO ALLOW A REDUCTION IN REQUIRED PARKING AT AN EXISTING APARTMENT COMPLEX AT 1411 NORTH DURANT STREET APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Vince Fregoso ~cutive Director ~~rL Planning ana r RECOMMENDED ACTION Recommend that the City Council adopt a resolution approving Variance No. 2005-63 as conditioned. DISCUSSION Request of Applicant Orange Housing Development Corporation is requesting approval of a variance for a reduction in required parking in conjunction with the rehabilitation of an existing 35 unit apartment complex at 1411 North Durant Street. Property Description The project site is a 19,000 square foot, rectangular shaped parcel located on Durant Street between Fifteenth Street and Washington Avenue. The site is currently occupied by the Durant Street Apartment complex, a four-story, 23,000 square foot, 35-unit complex that was constructed in 1986. The site currently contains 35 covered parking spaces. The site has a General Plan land use designation of Medium Density Residential (MR-15), which allows residential development at 15 units per acre. The subject site is located within the Multiple-Family Residential (R-3) zoning district. The property is surrounded by single-family and multi-family residential uses to the north, south and west, and office and multi-family residential uses to the east (Exhibits 1 and 2) . EXHIBIT A 75A-2 Variance No. 2005-63 December 12, 2005 Page 2 Project Description The project involves the rehabilitation of the existing 35 unit apartment complex into an affordable, rent controlled 25 unit complex. The structure and room layouts will be modified by combining existing studio units to create one, two and three bedroom units. Units will range in size from approximately 635 square feet for a one bedroom apartment, 795 square feet for a two bedroom unit and 1,100 square feet for a three bedroom apartment. The unit breakdown includes 5 one- bedroom units, 10 two-bedroom units and 10 three-bedroom units. Various external and internal improvements are proposed for the project. Exterior improvements will include new stucco and paint for the exterior walls, repairing and repainting all decks and the removal of exterior doors where units are removed. Interior enhancements will include the reconfiguration of walls and the installation of new bathrooms and kitchens within each unit. Additionally, new paint, windows, doors and flooring will be provided for each apartment (Exhibits 3 and 4) . Analysis of the Issues Orange Housing Development Corporation, in partnership with the City's Housing Division, is in the process of purchasing the existing apartment complex. Once the purchase is completed, the applicant intends to rehabilitate the existing complex and provide 25 affordable, rent controlled units that will include occupancy restrictions. However, due to the rehabilitation involved with the project, a variance for a reduction in parking is needed. Section 41-681.3(3) of the Santa Ana Municipal Code (SAMC) requires this nonconforming multiple-family residential project to comply with the City's parking requirements if the number or size of the bedrooms will be increased on the site through a rehabilitation. In analyzing this request for a reduction in parking, staff considered the following information. The applicant will be reducing the number of units on the site by 10, effectively reducing the parking demand for the proj ect. Addi tionally, through deed restrictions and covenants, the overall occupancy of the project will be reduced from 125 to a maximum of 115 (3 persons per one bedroom unit, 4 persons per two bedroom unit, and 6 persons per three bedroom unit), also reducing the demand for parking. Finally, since the applicant has completed several similar projects, the applicant has found that the need for parking has been reduced with this type of project. 75A-3 Variance No. 2005-63 December 12, 2005 Page 3 Orange Housing Development Corporation has completed several successful, similar proj ects in the City, including the Cornerstone Village rehabilitation on Standard Avenue and Minnie Street and the conversion of the Howard Johnson's Motel into a senior apartment complex on East Seventeenth Street. This project, as with the prior projects completed by Orange Housing, will preserve and improve the character and integrity of the surrounding neighborhood through the numerous improvements proposed for the site. The reduction in the overall number of units, in conjunction with the strict occupancy limits, will result in a reduction in the parking demand for the complex. As a result, staff recommends that the Planning Commission approve Variance No. 2005-63 as conditioned (Exhibits 5 and 6) . CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the repair, maintenance and minor alteration of existing structures with no expansion. Categorical Exemption No. 2005-209 will be filed for this project. AiM ICP Vince Fre Senior Pl VF:JM vf\reportS\VAOS-63.pc 75A-4 L R1 R1 [ R1 R1 [ R1 R1 R1 R1 R1 >' R1 'C1. P I MD C1- R1 [ 'l MD ~ C ~ ~ c a Rl - . ~;r ;_~ . i- Cl ~ C5 C1 ~ ~ I Rl '6T Rl Rl ~ > R1 R2 ! Rl Rl Rl -8 P 175' SD.20 ,:" ~~ '" 80.20 SD.20 }DjJ oc 3 OGC Rl P o P11 Al .B C.SM Cl Cl.MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAL.MUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS.ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT Rl R2 R3 R4 RE SD SP SINGLE.FAMILY RESIDENCE TWO.FAMILY RESIDENCE MULTIPLE.FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN ~ ~~ VA 05-63 ORANGE HOUSING DEV. CORP. 1411 NORTH DURANT STREET A &V' - = 500 FEET 1" = 1000 FEET P LAN N N G AND BUILD EXHIBIT 1 75A-5 N G AGE N C Y ~I OFFICE MULTI FAMILY RESIDENTIAL FIFTEENTH LE FAMIL Y IDENTIAL I- SINGLE FAMILY W RESIDENTIA L W :>- a: -.: I- - UJ en ... -J -.: <: -J -.: UJ <: Cl UJ Cl UJ UJ ex: ex: :>- -J :; :; -.: ll. ll. ... ... :::> -J :; :::> SINGLE FAMILY RESIDENTIAL I- Z <C DUPLEX a: ::) c SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL STREET OFFICE :>- -J-J --.: :;- :>- MUL TI FAMILY ... RESIDENTIA L ~<: UJ -J Cl -J - -.: DUPLEX ...~ -JUJ iex: J VACANT MUL TI FA MIL Y PROJECT RESIDENTIAL .SITE OFFICE PARKING I SINGLE FAMILY RESIDENTIAL SINGL E FAMILY J:: RESIDENTIAL (.) ex: :::> M U L T I FAMILY J:: RESIDENTIAL (.) M U L T I FAMILY RESIDENTIAL PARKING UJ (.) ~ 3: c <C o a: r:D ll. ll. o VA 05-63 ORANGE HOUSING DEV. CORP. 1411 NORTH DURANT STREET 1m ~--"'-~ A c9f P LAN N N G AND B U L D N G AGE N C Y EXHIBIT 2 75A-6 r--- i&*:c~ i - "' t I nul I U'" L ro ~ ~ I r-- II ----' L_ __ - -li-~----- =c. ~ v ":~~~;d,) \ua p _ ~-=-=-~ ~~- J' -- ~-- ----=r_ _..__...__1 '9'?YW._..... - - --~........ 1!In 'O~ _ S'~I C:JdTJ J11;Y1~,~~7!!'(,iT'7~t-,c (l1!lllA"Ojd q __ - -U05IM,l'1 a.D~ OJ 8dC-=: " ;, ~ c: <I: ... <I: o ... ~ ~ ~ i ~ ~ ~ ~ Q.. ~ ~ ~ < . ~ < ~ ~ ~ ~ ~ N 3 ~ffi~~~ ~ ~~~ag ~ . ~ z o t t ~ ~ ~ ~ " z ~ g 8 ,I.' ,~:, ~,lj-, ~, !~~~-,~ <I ~~ " (, , I I t , i l' :l i I I _J I 1 <:c- ,,~ j t ;l ^ [ II cl Ii ~ , , I ~-J l ~ .( " r----Q-----.;. 1 1 ii, l.J /" -t- 1 I'" I, --j % i, 'I ~ !~, ___J / , , ---'-----~~---::::;-"-="-=-~,~:= \ I, \ Il " " '" ,\ " i ~ - I ----1 ---~- U'. , '..l. - -- q..--~---+-- , <:r I ~ I I ,0 ~ I I Q ~ ,1 ~ "," & i~ h _- C'C'- ~c=_c~-~~.__~==~_~~-\==c= \l ~_-U-...-t V) ..:?' l-. ~ -"'..~ \ i \~~ J~ _LNV;'!Hd --:r VA 05-63 7 SAwJT 3 ---------1 Eji :-, i , I' -~ ' I 1:~ r,;,;,ld ~uc ..:: ~Sd,.:! ~ <::( 311S I __ - Sj:JV l_B~JS i'\h{M:"O :aWl 1::l::l'lS I 1 I ^ '-.. 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S SSOtJ :? ..:. ~JV~W<J :aql\ lJOlloJd --~----- ._----~_._~-_._-_.- --- r=- ;'.3G ~I-"S'-I(;I< TYJ';'j:::;' llJall~ S> ~." jl~~ 1 L r- - I~"~== i ;1",., Ii 'i " 3 \I. ~ +------~----._--;ZI.-~ I - ---- --+ 75k9 ~C.~. c 2: ~ - = 1 ~ u ~ U~ E 2 ro ~ ~ T--l i :sluollnS'.IoJI I ~ :::J ~. _____u.. L . m d"-JOJ '~~NlsrK1ii J':NVcJC _.- .u___ n-l -- i ~--"'" ' jl.J~!P ~~ -~ - -I I 8:g I rt--: - ....1 I : ': q ~~--:-uol;^ijJ :aiop :ou ~-- Sld':! 133~lSSgS"'mJ~I:.p,.tNV'~~'h'o:iWj pilfold . .t;)-- . . . ...-- , -. "l' ~ )J\ ~ " ~ ! I I ~ } ~ .1---- ~~-.---~-~~----.-- - ;L.L- ------------------ --J.- 75~10 i- II r>JVld ~OOl--" H.idno..:l Sld\:' 133<:11:::: ~N\"t!no :<lllI1 l~d4S J 'I 8~~- v ,_ 1 <( :' z :3 Cl. a:: o ~ FE a:: => e Variance No. 2005-63 December 12, 2005 Page 1 of 1 Findings of Fact A. 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. Special circumstances are applicable to the subj ect site that necessitates a parking variance for the project. The subject site currently contains 35 parking spaces, one for each unit. The applicant will be reducing the number of units on the premises to 25, further reducing the parking demand for the site. Additionally, occupancy restrictions will be established for the project that will result in a lesser number of residents than currently found on the premises, further reducing the need for parking. Therefore, the strict application of the zoning code would deprive the subject property of privileges. B. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The parking variance is necessary to preserve property rights as the owners will be rehabilitating the existing complex and providing affordable, rent controlled housing for residents of the City. C. 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 for a reduction in parking will not be detrimental to the area as the reduction in units, in conjunction with the occupancy restrictions, will result in a lower parking demand. D. 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 Ci ty I S General Plan in any way as the land use designation of Medium Density Residential (MR) allows the rehabilitation of existing apartment complexes. VA 05-63 75~5 DECEMBER 12, 2005 PAGE 1 OF1 Conditions for Approval Variance No. 2005-63 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 variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. The project must remain in compliance with the submitted plans shown for the development (Exhibits 3 and 4) . 2. Prior to issuance of building permits, a copy of the deed restrictions and covenants for the project shall be submitted to the Planning Division for review and approval. 3. Prior to submitting plans into bu:i,.lding planch~~k, ~he applicant shall submit plans for review and approval by the Planning Manager that incorporate architectural enhanc~ments tp the build:j,.ng. (Added by tbe PlaDniD.g C~ssioD. QP December 12, 2005) . EXHIBIT 6 75A-12 KO -12/19/05 RESOLUTION NO. 2006-_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2005-63 AS CONDITIONED TO ALLOW REDUCTIONS IN THE REQUIRED PARKING FOR THE PROPERTY LOCATED AT 1411 NORTH DURANT STREET 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. Applicant is requesting approval of Variance No. 2005-63, to a reduction in the requ ired parking for the property located at 1411 North Durant Street. B. Variance No. 2005-63 came before the Planning Commission on December 12, 2005 for a duly noticed public hearing and voted unanimously to recommend that the City Council approve Variance No. 2005-63. C. Variance No. 2005-63 before the City Council for a duly noticed public hearing on January 3, 2006. D. Section 41-681.3(3) of the Santa Ana Municipal Code (SAM C) requires nonconforming multiple-family residential projects to comply with the City's parking requirements if the number or size of the bedrooms will be increased on the site through rehabilitation. E. Section 41-1322 requires 100 parking spaces for the proposed project. The current site only has 35 parking spaces available. As such, a variance of 65 parking spaces will be required. F. The City Council determines that for Variance No. 2005-63 the following findings, which must be established pursuant to Santa Ana Municipal Code Section 41-638 in order to grant a variance from the provisions of the Santa Ana Municipal Code, have been established: 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. Resolution No. 2006-xx Page 1 of 4 75A-13 Special circumstances are applicable to the subject site that necess '.ates a parking variance for the project. The subject site cur,dntly contains 35 parking spaces, one for each unit. The applicant will be reducing the number of units on the premises to 25, further reducing the parking demand for the site. Additionally, occupancy restrictions will be established for the project that will result in a lesser number of residents than currently found on the premises, further reducing the need for parking. Therefore, the strict application of the zoning code would deprive the subject property of privileges. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The parking variance is necessary to preserve property rights as the owners will be rehabilitating the existing complex and providing affordable, rent controlled housing for residents of the City. 3. 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 for a reduction in parking will not be detrimental to the area as the reduction in units, in conjunction with the occupancy restrictions, will result in a lower parking demand. 4. 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 City's General Plan in any way as the land use designation of Medium Density Residential (MR) allows the rehabilitation of existing apartment complexes. G. In accordance with the California Environmental Quality Act, the recommended action is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the repair, maintenance and minor alteration of existing structures with no expansion. Categorical Exemption No. 2005-209 will be filed for this project. Section 2. The City Council of the City of Santa Ana after conducting the public hearing hereby approves Variance No. 2005-63 as conditioned in Exhibit A attached hereto and incorporated herein as though fully set forth. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Staff reports and exhibits attached thereto; and the public testimony all of which are incorporated herein by this reference. Resolution No. 2006-xx Page 2 of 4 75A-14 Section 3. This Resolution shall only become effective once the City Council adopts a Relocation Plan for this property. If a Relocation Plan is not adopted within sixty (60) days from adoption of this resolution, then this resolution shall be null and void and have no further force and effect. ADOPTED this day of ,2006 Miguel A. Pulido Mayor 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. 2006-XXX 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 Resolution No. 2006-xx Page 3 of 4 75A-15 Conditions for Approval for Variance No. 2005-63 Variance No. 2005-63 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 variance. Failure to comply with each and every condition may result in the revocation of the variance. A. PlanninQ Division 1. The project must remain in compliance with the submitted plans shown for the development (Exhibits 3 and 4). 2. Prior to issuance of building permits, a copy of the deed restrictions and covenants for the project shall be submitted to the Planning Division for review and approval. 3. Prior to submitting plans into building plan check, the applicant shall submit plans for review and approval by the Planning Manager that incorporate architectural enhancements to the building. Exhibit A Resolution No. 2006-xx Page 4 of 4 75A-16