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HomeMy WebLinkAboutRESO 2016-23_1666 N Main St (Meta Housing)LS 5.9.16 RESOLUTION NO. 2016-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2016-04 AS CONDITIONED TO ALLOW A REDUCTION IN REQUIRED PARKING FOR THE PROPERTY LOCATED AT 1666 NORTH MAIN 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. 2016-04 to allow a reduction in required parking pursuant to SAMC Section 41-1652 for a mixed-use adaptive reuse project proposed at the property located at 1666 North Main Street. B. On May 9, 2016, the Planning Commission held a duly noticed public hearing on Variance No. 2016-04. C. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to approve this Variance application pursuant to Santa Ana Municipal Code (SAMC) Section 41-1652, have been established for Variance No. 2016-04 for the proposed reduction in required parking: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, that 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 proposed use will be located on a project site that is built out and is completely surrounded by streets or other development. Due to its location, there is no feasible option for providing the additional parking that the Adaptive Reuse Ordinance requires for the new construction proposed as part of the adaptive reuse project. Based on a parking analysis and comparison with other affordable housing projects in the region, staff analysis shows that the number of on-site parking spaces will be sufficient to meet the needs of the project. Moreover, the parking analysis prepared for the Resolution No. 2016-23 Page 1 of 6 project and the comparable San Diego Affordable Housing Parking Study indicate that a surplus of parking spaces will be provided for the project. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with the surrounding land uses without detrimentally affecting the area. 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 convert the building to a use that will contribute to the community by providing family-oriented affordable housing and ground -floor commercial uses. The site that is the subject of this application has remained underutilized in recent years. The granting of the variance will allow a new type of use, a mixed-use, arts- and family-oriented affordable housing project, to establish itself in Santa Ana. 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 site will have sufficient parking to accommodate the various uses proposed as part of the adaptive reuse project. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, the granting of the variance will allow the property owner to redevelop the site, contributing to the vitality and success of the Main Street corridor, which has emerged as an arts and educational corridor in recent years. 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. The project will not adversely affect the General Plan as the proposed adaptive reuse project use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the Santa Ana Arts Collective that promote a balance of land uses to address Resolution No. 2016-23 Page 2 of 6 basic community needs such as housing and commercial uses and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services, including arts production spaces, galleries, and community centers. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The Santa Ana Arts Collective adaptive reuse project will include significant improvements to a building that has remained underutilized in recent years and will include additional investment in new construction. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The project will be located in a primarily commercial area and its operations will be compatible with the surrounding commercial businesses and their operations. The parking analysis provided for the project and the comparable San Diego Affordable Housing Parking Study indicate that the proposed parking is more than adequate to meet the needs of the site. Conditions of approval will also ensure that the project remains compatible with surrounding land uses. D. In accordance with the California Environmental Quality Act, the proposed project is categorically exempt from CEQA review per Section 15332. The Class 32 exemption applies to projects characterized as infill development meeting the following conditions: the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In analyzing the variance application, staff finds that the project qualifies for the Class 32 exemption. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations through the Adaptive Reuse Ordinance. As proposed, the project will meet the intent and standards of the General Plan Land Use Element and SP -3 zoning district standards. Moreover, the proposed development will take place within city limits and is on a Resolution No. 2016-23 Page 3 of 6 project site that is less than five acres in size and is surrounded by urban uses. The project site has no value as habitat for endangered, rare, or threatened species and is not identified in the General Plan as having such value. Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. The City's Planning Division and Public Works Agency have reviewed the proposed project and have determined that the amount of traffic, noise, air quality impacts, or water quality impacts are below thresholds that would warrant further analyses. Finally, the site is already served by all required utilities and public services as it is located within a heavily - urbanized area near the intersection of Main and Seventeenth streets. Based on this analysis, a Notice of Exemption for Environmental Review No. 2016-17 will be filed for this project. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Variance No. 2016-04 as conditioned in Exhibit A, attached hereto and incorporated herein for the project located at 1666 North Main Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 9, 2016, and exhibits attached thereto and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 91h day of May, 2016. AYES: Commissioners: Bacerra, Bauer, Gartner, Mill (4) NOES: Commissioners: None (0) ABSENT: Commissioners: Alderete, McLoughlin, Verino (3) ABSTENTIONS: Commissioners: None (0) Resolution No. 2016-23 Page 4 of 6 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By. Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2016-23 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 9, 2016. Date: ��/q/) G QAO'A-�� Acting Recording Secretary City of Santa Ana Resolution No. 2016-23 Page 5 of 6 EXHIBIT A Conditions of Approval Should the Planning Commission approve Variance No. 2016-04, 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 belowrip 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. 1. All proposed improvements must conform to the Development Project Review approval of DP No. 2016-09 and the staff report exhibits. 2. Prior to submittal into Building plan check, the applicant shall establish the location of a trash pickup staging area through coordination among the Planning Division, Public Works Agency, and trash service provider. 3. Prior to submittal into Building plan check, the applicant shall provide the Planning Division and Public Works Agency two copies of an approved parking management plan for residents, visitors/guests, and patrons of any events or commercial activities. The parking management plan shall contain information on number of parking spaces assigned to each unit, parking permits, and on- or off-site parking and valet strategies for any special events. 4. Prior to submittal into Building plan check, the applicant must provide the Public Works Agency and Planning Division an authorization from the adjacent property owner to the south of the project site for the relocation of the driveway approach along the adjacent owner's property frontage on Sycamore. 5. Prior to submittal into Building plan check, the applicant shall submit street improvement plans that, among other requirements, indicate the removal of parking restrictions where possible along the property's frontage on Sycamore Street. 6. Prior to issuance of building permits, applicant shall submit detailed landscape, furnishing, lighting, and irrigation plans to the Planning Division for review and approval. 7. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine whether administrative relief is available or the variance must be amended. Resolution No. 2016-23 Page 6 of 6