HomeMy WebLinkAbout31C - VARIANCE 2008-23 702 S RAIT STREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
JANUARY 5, 2009
TITLE:
VARIANCE NO. 2008-23 TO ALLOW A
REDUCTION IN REQUIRED PARKING AT AN
EXISTING APARTMENT COMPLEX LOCATED AT
702 SOUTH RAITT STREET - ORANGE
HOUSING DEVELOPMENT CORPORATION,
APPLICANT
l~ ~
CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
^ As Recommended
^ As Amended
^ Ordinance on 15' Reading
^ Ordinance on 2rd Reading
^ Implementing Resolution
^ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Receive and file the staff report approving Variance No. 2008-23 as
conditioned.
PLANNING COMMISSION ACTION
On December 8, 2008, the Planning Commission adopted a resolution
approving Variance No. 2008-23 as conditioned by a vote of 4:0 (Leo, Mill
absent) for a reduction in parking in conjunction with the rehabilitation
of an existing 10 unit apartment complex at 702 South Raitt Street in the
Low Density Residential (LR-7) 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.
Ja M. Trevino
Executive Director
Planning & Building Agency
VF:rb
Vf \reports\VA08-23 Orange Housing 702 S Raitt.cc
31C-1
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
DECEMBER 8, 2008
TITLE:
PUBLIC HEARING - FILED BY ORANGE HOUSING
DEVELOPMENT CORPORATION FOR VARIANCE NO.
2008-23 TO ALLOW A REDUCTION IN REQUIRED
PARKING AT AN EXISTING APARTMENT COMPLEX
LOCATED AT 702 SOUTH RAITT 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
L ~~
Executive Dire or Planning Mana r
RECOMMENDED ACTION
Adopt a resolution approving Variance No. 2008-23 as conditioned.
DISCi7S~TnN
Request of Applicant
Orange Housing Development Corporation is requesting approval of a
variance for a reduction in parking in conjunction with the rehabilitation
of an existing 10 unit apartment complex at 702 South Raitt Street.
Property Description
The project site is a 12,197 square foot, rectangular shaped parcel
located on the southwest corner of Raitt Street and Monte Vista Avenue.
The site is currently occupied by the Raitt Apartment complex, a two-
story, 6,500 square foot, 10-unit complex that was constructed in 1961.
The site currently contains 12 uncovered parking spaces.
The site has a General
Residential (LR-7), which
per acre. The subject
Residential (R-3) zoning d
family residential uses to
uses to the south and west
Plan land use designation of Low Density
allows residential development at seven units
site is located within the Multiple-Family
istrict. The property is surrounded by single-
the north and east and multi-family residential
(Exhibits 1 and 2).
EXHIBIT A
31 C-2
Variance No. 2008-23
December 8, 2008
Page 2
Project Description
The project involves the rehabilitation of the existing 10-unit
apartment complex into an affordable 8-unit complex. The structure and
room layouts will be modified by combining existing one-bedroom units to
create one, two and three bedroom units. Units will range in size from
approximately 589 square feet for a one-bedroom apartment, 759 square
feet for a two bedroom unit and 995 square feet for a three-bedroom
unit. The unit breakdown includes 4 one-bedroom units, 2 two-bedroom
units and 2 three-bedroom units.
Various external and internal improvements are either proposed or
required for the project. Exterior improvements to be required will
include new stucco and paint for the exterior walls, new railings for
the walkways and stairways, repairing and repainting all decks and the
removal of exterior doors where units are removed. Interior
enhancements proposed for the site 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 Raitt
Apartment complex. Once the purchase is completed, the applicant intends
to rehabilitate the existing complex to provide eight 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 (SANG) requires
nonconforming multiple-family residential project such as the Raitt
Apartments to comply with the City's parking requirements if the number of
bedrooms will be increased on the site. Since this project includes new
two and three-bedroom units on a site with only one-bedroom units, this
code section applies to the project. Based on current parking
requirement, a total of 25 parking spaces are required for the site.
However, due to an increase in the number of bedrooms, the applicant's
proposal now results in a parking demand of 27 spaces. In analyzing the
request for a reduction in parking, staff considered the following
information.
31 C-3
Variance No. 2008-23
December 8, 2008
Page 3
The remodel of the apartment complex will include a reduction in the
number of units on the site by two units, which effectively reduces the
parking demand for the project. Further, deed restrictions and covenants
will be recorded for the project that will cap the overall occupancy of
the project at a maximum of 40 (4 persons per one-bedroom unit, 5 persons
per two-bedroom unit and 7 persons per three-bedroom unit), also reducing
the demand for parking. Finally, an analysis of similar projects
completed by the applicant in Santa Ana has determined that the need for
parking has been reduced through the deed restrictions and covenants, with
adverse impacts not affecting the surrounding areas.
Orange Housing Development Corporation has completed several successful,
similar projects in the City, including a 30-unit apartment project on
North Ross Street, a 35-unit complex on North Durant, 17 apartment
complexes at Wilshire and Minnie Street with 84-units 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 Development Corporation, 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. 2008-23
as conditioned.
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. 2008-221 will be filed for this project.
/L, ~ ,
Vince Fregoso, A CP
Principal Planne
VF j m
of\reports\VA08-23 Orange Housing 702 S Raitt.pc
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VA 08-23
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31 C-9
bk:12/04/08
RESOLUTION NO. 2008-34
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VARIANCE
N0.2008-23 AS CONDITIONED TO ALLOW A
REDUCTION IN REQUIRED PARKING AT AN EXISTING
APARTMENT COMPLEX LOCATED AT 702 SOUTH RAITT
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. Applicant is requesting approval of Variance No. 2008-023 to allow a
reduction in required parking at an existing apartment complex located at
702 South Raitt Street.
B. The project site is a 12,197 square foot, rectangular shaped parcel located
on the southwest corner of Raitt Street and Monte Vista Avenue. The site is
currently occupied by the Raitt Apartment complex, atwo-story, 6,500
square foot, 10-unit complex that was constructed in 1961. The site
currently contains 12 uncovered parking spaces.
C. The applicant, Orange Housing Development Corporation, in partnership
with the City of Santa Ana Community Redevelopment Agency, is in the
process of purchasing the apartment complex. Once the purchase is
complete, the applicant intends to rehabilitate the existing complex to
provide eight, long-term covenanted affordable units that will include
occupancy restrictions. However, due to the rehabilitation involved with the
project, a variance for a reduction in parking is needed
D. The project involves the rehabilitation of the existing 10-unit apartment
complex into an affordable 8-unit complex. The structure and room
layouts will be modified by combining existing one-bedroom units to create
one, two and three bedroom units. Units will range in size from
approximately 589 square feet for cone-bedroom apartment, 759 square
feet for a two bedroom unit and 995 square feet for athree-bedroom unit.
The unit breakdown includes 4one-bedroom units, 2two-bedroom units
and 2three-bedroom units.
Resolution No. 2008-34
Page 1 of 6
31C-10
E. Various external and internal improvements are either proposed or
required for the project. Exterior improvements to be required will include
new stucco and paint for the exterior walls, new railings for the walkways
and stairways, repairing and repainting all decks and the removal of
exterior doors where units are removed. Interior enhancements proposed
for the site 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..
F. Variance No. 2008-23 came before the Planning Commission of the City
of Santa Ana for a duly noticed public hearing on December 8, 2008.
G. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a variance upon making certain findings.
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 provisions of this Chapter.
Special circumstances are applicable to the subject site that
necessitates a parking variance for the project. The site
currently contains 13 parking spaces, an average of one for
each unit. The applicant will be reducing the number of units
on the premises from 10 to 8, which will reduce 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..
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 apartment
complex to provide 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.
Resolution No. 2008-34
Page 2 of 6
31C-11
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 but will support the Plan as Goal 3 of the Land
Use Element encourages the improvement of the character
and integrity of neighborhoods, while Goal 6 encourages
efforts that reduce residential overcrowding in the City.
J. 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. 2008-221 will be filed for this
project.
Section 2. The Planning Commission after conducting a duly noticed public
hearing, hereby approves Variance No. 2008-23, as conditioned herein. This decision is
based upon the evidence submitted at the above-stated hearing, which includes but is
not limited to: the Request for Planning Commission Action dated December 4, 2008,
exhibits attached thereto, and the public testimony, all of which are incorporated herein
by this reference.
ADOPTED this 8th day of December, 2008 by the following vote:
AYES: Commissioners: Alderete, Betancourt, Gartner, Yrarrazaval (4)
NOES: Commissioners: None (0)
ABSENT: Commissioners: Leo, Mill (2)
ABSTENTIONS: Commissioners: None (0)
Eric Alderete
Vice Chairman
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Resolution No. 2008-34
Page 3 of 6
31C-12
Benjamin Kaufman
Chief Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2008- to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on December 8, 2008.
Date:
Planning Commission Secretary
City of Santa Ana
Resolution No. 2008-34
Page 4 of 6
31C-13
Conditions for Approval for Variance No 2008-23
Variance No. 2008-23 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 California Standards 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 riot to exercising
the rights conferred by this variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the development project. Failure to comply with each and every condition may result in
the revocation of the variance.
A. Planning Division
i . The project must remain in compliance with the submitted plans shown for
the development.
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.
4 . Prior to submitting plans into building plan check, the applicant shall submit
a landscape plan for review and approval by the Planning Manager.
5 . Prior to submitting plans into building plan check, the applicant shall revise
the site plan to note that the parking lot will be repaired and repaved per
City standard.
Exhibit "A"
Resolution No. 2008-34
Page 5 of 6
31 C-14
PROOF OF SERVICE
(C.C.P. SECTION 1013(a), 2015.5)
STATE OF CALIFORNIA. COUNTY OF ORANGE
I am employed in the aforesaid county; I am over the age of eighteen and not a
party to the within action; my business address is 20 Civic Center Plaza, Ross Annex
Second Floor, Santa Ana, California 92701.
I served the fore oing document described as: Resolution No. 2008-XX
Variance No. 2008-23 in this action by placing a true copy ereo enc ose in sealed
enve opes a resse as follows:
Todd Cottle/Barry Cottle
Orange Housing Dev. Corp.
1110 E. Chapman Av., Suite 200
Orange, CA 92866
Robin Keith/John H. Coogan
3814 Channel Place
Newport Beach, CA 92663
[ ] I caused to be delivered by courier, such envelope by hand to the office of the
addressee(s).
[X] BY MAIL I am readily familiar with my employer's practice of collection and
processing correspondence for mailing. Under that practice it would be deposited with
U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana,
California in the ordinary course of business. I am aware that on motion of the party
served, service is presumed invalid if postal cancellation date or postage meter date is
more than one day after date of deposit for mailing in affidavit.
[ ]The document was transmitted by facsimile transmission and was reported as
complete and without error.
I declare under penalty of perjury under the laws of the State of California that
the foregoing is true and correct.
Executed on [date] at Santa Ana, California.
MARTHA RAMIREZ
Resolution No. 2008-34
Page 6 of 6
31C-15
31C-16