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Home My WebLink About2008-16• RESOLUTION NO. 2008-16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2008-13 AS CONDITIONED AND APPROVING SITE PLAN REvIEW NO. 2008-04 AS CONDITIONED TO ALLOW STRUCTURAL COLUMNS WITHIN THE PARKING STRUCTURE FOR THE ONE BROADWAY PLAZA OFFICE TOWER TO ENCROACH INTO PARKING STALLS bk:5/21 /08 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. 2008-013 and Site Plan Review No. 2008-04, both as conditioned, to allow structural columns within the parking structure for the One Broadway Plaza office tower to encroach into parking stalls. B. The One Broadway Plaza office tower will be located on a 4.339-acre site within midtown Santa Ana. The site is currently occupied by several historic and non-historic structures that are primarily occupied by office uses. The project site is bordered by Washington Avenue to the north, Tenth Street to the south, Sycamore Street to the east and Broadway to the west. Surrounding land uses include single and multi-family residential and office uses to the north, and office uses to the south, east and west. C. An eight-level freestanding parking structure with a height of almost 78 feet will be provided for the project. A total of 2,463 parking spaces will be provided within this structure. Approximately 3,200 square feet of retail/restaurant space will also be provided on the ground level of the structure. The design of the structure will complement the proposed office tower, with the elevator bank incorporating the glass to be used on the tower. D. In 2004, the City Council approved the development of the One Broadway Plaza office tower within the midtown area of the City. In 2005, a citywide referendum affirmed the City Council's approval of the project. In addition to the office tower, the applicant received approval to construct a parking structure for the tower. • 2008-16 Page 1 of 7 E. The entitled plans for the project identified the width of the lot for the • parking structure at 185 feet, the minimum width needed to accommodate six rows of parking and three drive aisles that were in compliance with code, including 8'/2 feet wide by 18 feet long parking stalls. However, during the preparation of the final design plans for the parking structure, it was determined that the width of the lot was only 180 feet, which significantly affected the design of the structure. F. The five-foot reduction in the width of the parking structure has resulted in the need for structural columns to encroach 12 inches into the corner of parking stalls. Section 41-1303 of the Santa Ana Municipal Code (SAMC) regulates encroachments into parking stalls. This section requires parking stalls to be a minimum of 8'/2 feet in width and 18 feet in length. G. Site Plan Review approval is also required for the project. Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by the Planning Commission of all plans within a specific development plan area to ensure the project is in conformity with the Specific Plan. The review is designed to ensure that the buildings, structures and grounds are in keeping with the neighborhood and will not be detrimental to the development of the specific development area. H. Variance No. 2008-13 and Site Plan Review No 2008-04 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 27, 2008. I. 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. The proposed encroachment of structural columns into the parking stalls will allow the applicant the ability to provide parking for the One Broadway Plaza office tower. The narrow width of the lot has constrained the site and has resulted in a building design that requires the columns to partially encroach into parking stalls. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. . 2008-16 Page 2 of 7 The granting of the parking stall size variance will preserve • the property owner's ability to construct the One Broadway Plaza office tower, a project that is consistent with the Specific Development No. 75 (SD-75) zoning district and with a project that is consistent with the goals and policies of the General Plan 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 parking stall size variance will not be detrimental to the public welfare or injurious to surrounding property as parking stalls will still be large enough to accommodate vehicles. 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 General Plan of the City as the office tower and parking structure are permitted in the One Broadway Plaza District Center (OBPDC) General Plan land use designation. J. In accordance with the California Environmental Quality Act, the proposed project has been determined to be adequately evaluated in previously prepared Environmental Impact Report No. 1999-01. Section 2. The Planning Commission after conducting the public hearing hereby approves Variance No. 2008-13, as conditioned in Exhibit "A" attached hereto, and Site Plan Review No. 2008-04, as conditioned in Exhibit "B" attached hereto, in order to allow structural columns within the parking structure for the One Broadway Plaza office tower to encroach into parking stalls to the extent specified in said applications. The Planning Commission further finds that the proposed project has been adequately evaluated in previously prepared Environmental Impact Report No. 1999-01. This decision is based upon the evidence submitted at the above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated May 26, 2008, exhibits attached thereto, and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 27th day of May, 2008 by the following vote: • 2008-16 Page 3 of 7 • AYES: Commissioners: Alderete, Gartner, Leo (3) NOES: Commissioners: Mill (1) ABSENT: Commissioners: Betancourt, De La Torre, Munoz (3) ABSTENTIONS: Commissioners: None (0) Christophe Leo Chairman r~ U APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Chief P/c~sistant City Attorney I / CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2008-16 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 27, 2008. Date: ~ ~ ~~ Planning Commis ' ec ry City of Santa Ana • 2008-16 Page 4 of 7 • Conditions for Approval for Variance No. 2008-13 Variance No. 2008-13 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 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 development project. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division All proposed site improvements must conform with the Site Plan Review approval of DP No. 04-10 and the staff report exhibits. 2. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. Exhibit "A" 2008-16 Page 5 of 7 • Conditions for Approval for Site Plan Review No. 2008-04 Conditions for Approval Site Plan Review No. 2008-04 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 Standards 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 site plan review. The applicant must remain in compliance with all conditions listed below throughout the life of the site plan review. Failure to comply with each and every condition may result in the revocation of the site plan review. A. Planning Division 1. The project shall remain in compliance with Site Plan Review No. 2008-04. Exhibit "B" . 2008-16 Page 6 of 7