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HomeMy WebLinkAbout20140310_2014-10_950WHighlandROH - 03/10/14 RESOLUTION NO. 2014 -10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING: CONDITIONAL USE PERMIT NO. 2014 -05 AS CONDITIONED TO ALLOW A NEIGHBORHOOD COMMUNITY CENTER IN THE MULTIPLE - FAMILY RESIDENTIAL (R3) ZONING DISTRICT AND VARIANCE NO. 2014 -01 AS CONDITIONED TO ALLOW A REDUCTION IN PARKING FOR THE PROPERTY LOCATED AT 950 WEST HIGHLAND 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. The applicant is requesting approval of Conditional Use Permit No. 2014- 05 to allow a neighborhood community center in the Multiple - Family Residential (R3) zoning district and Variance No. 2014 -01 to allow a reduction in parking for the property located at 950 West Highland Street. B. Conditional Use Permit No. 2014 -05 and Variance No. 2014 -01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on March 10, 2014. C. Santa Ana Municipal Code Section 41 -259.5 allows neighborhood community centers in the R3 zoning district subject to the issuance of a conditional use permit. D. Santa Ana Municipal Code Section 41- 638(a)(1) authorizes the Planning Commission to grant a conditional use permit upon making certain findings. 1. That the proposed use will provide a service or facility, which will contribute to the general well being of the neighborhood or the community. The Boys and Girls Club is a community facility for all ages with programs that range from after school programs for both local residents and school children to youth sports and adult education. The proposed modifications to the existing facility and new expansion will provide the space and amenities necessary to serve more members of the community resulting in the increased well -being of the neighborhood and surrounding area. Resolution No. 2014 -10 Page 1 of 7 2. That the proposed use will under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The promotion of good health, safety and welfare of its members and community as a whole are key goals of the Boys and Girls Club organization. The remodel of an existing facility and its continued operation will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The Club has been in operation since 1956 is an established community asset. 3. That the proposed use will adversely affect the present economic stability or future economic development of properties surrounding the area. The continued use and expansion of the Boys and Girls Club at its present location will continue to provide life- enhancing programs and character development incentives that foster hope, opportunity, and economic stability. Its operation will provide further economic stability and will have no detrimental effects to the economic development of properties in the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The remodel and expansion of an existing neighborhood community center will be in compliance with the regulations and conditions identified in Chapter 41 of the Santa Ana Municipal Code, including the Multiple - Family Residence (R3) development standards applicable to this use. The new lobby areas and new garage construction will comply with all building setback and applicable standards. 5. That the proposed use will adversely affect the General Plan or any specific plan of the City. The Boys and Girls Club expansion will not adversely affect the General Plan as the project is consistent with Policy 1.7 of the City's General Plan Land Use Element such as the Boys and Girls Club as it supports the development of commercial and nonprofit recreational facilities and services. In addition, this neighborhood community center is consistent with Policy 3.1, which supports development that provides a positive contribution to neighborhood character and identity. E. Variance No. 2014 -01 has been filed with the City of Santa Ana seeking to allow a twelve (12) space (twenty -eight percent (28 %)) reduction in parking. Santa Ana Municipal Code Section 41- 1420(a) requires a Resolution No. 2014 -10 Page 2 of 7 minimum of 44 parking spaces for this project, while the existing site contains a total of 32 parking spaces. G. Santa Ana Municipal Code Section 41- 638(a)(2) authorizes the Planning Commission to grant a variance 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 project site has a special circumstance related to its location and surroundings. The Boys and Girls Club is an existing neighborhood and community center located within an established neighborhood on Highland Street that is surrounded by residential uses. In addition, its location directly across the street from an existing elementary school presents a unique opportunity for local residents and students to access the center by foot. Next, the need to preserve open space necessary for physical activity is an important feature of the Club. The existing athletic field would be compromised if additional parking is provided. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to utilize the neighborhood and community center to the greatest extent possible. The center contains a variety of indoor and outdoor features devoted to improving the lives of the youth in Santa Ana that lend to the success of the facility. The parking variance would preserve the character of the original Club and allow for its continued use and enjoyment. 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 will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the Boys and Girls Club will have sufficient parking to accommodate the various uses during the peak parking hours. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting the adjacent residential neighborhood. The granting of the variance will Resolution No. 2014 -10 Page 3 of 7 allow the Boys and Girls Club to focus on the improvements to the existing and proposed buildings. Further, the Boys and Girls Club maintains shared parking agreements with Pio Pico Elementary School for use during peak or seasonal events. Finally, conditions have been placed to ensure that the site be in compliance with all other development standards applicable to the property. 4. That the granting of a variance will not adversely affect the General Plan of the City. Finally, the project will not adversely affect the General Plan as the proposed neighborhood and community center use is consistent with Goals 1 and 4 of the Land Use Element of the General Plan. These goals encourage uses such as the Boys and Girls Club that promotes a balance of land uses to address basic community needs and which protect and enhance development sites which are unique community assets that enhance the quality of life. H. 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. A Notice of Exemption for Categorical Exemption Environmental Review No. 2013 -62 will be filed for this project. Section 3. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves for the property located at 950 West Highland Street: Conditional Use Permit No. 2014 -05, as conditioned in Exhibit "A" attached hereto and incorporated herein, to allow a neighborhood community center in the R3 zoning district; and, Variance No. 2014 -01, as conditioned in Exhibit "B" attached hereto and incorporated herein, to allow a reduction in parking. These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated March 10, 2014, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 10th day of March, 2014 by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Mill, Nalle, Yrarrazaval (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Gartner (1) ABSTENTIONS: Commissioners: None (0) Resolution No. 2014 -10 Page 4 of 7 APPROVED AS TO FORM: Sonia R,,4!;firyallip, City Attorney la Assista CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2014 -10 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 10, 2014 Date: Secretary of the Planning o - ission City of Santa Ana Resolution No. 2014 -10 Page 5 of 7 EXHIBIT A Conditions for Approval for Conditional Use Permit No 2014 -05 Conditional Use Permit No. 2014 -05 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 rip or to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed site improvements, including all landscaping as shown on the site plan, must conform to the Site Plan review approval of DP No. 2013- 29. 2. A new six -foot high decorative block wall shall be constructed along the east and southern property lines for the new parcel included as part of the Boys and Girls Club. 3. The operator /owner shall remove any graffiti occurring on the premises within 24 hours. 4. The Boys and Girls Club shall install and maintain bicycle parking as required by Section 41- 1307.1 of the Santa Ana Municipal Code. 5. Any signs will be subject to separate sign permit approval. Resolution No. 2014 -10 Page 6 of 7 EXHIBIT B Conditions for Approval for Variance No 2014 -01 Should the Planning Commission approve Variance No. 2014 -01, the approval is 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 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 variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2013 -29 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. 3. The operator /owner shall remove any graffiti occurring on the premises within 24 hours. 4. The Boys and Girls Club shall install and maintain bicycle parking as required by Section 41- 1307.1 of the Santa Ana Municipal Code. Resolution No. 2014 -10 Page 7 of 7