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HomeMy WebLinkAboutRESO 2017-32_1701 E St Andrew PlLS 10.23.17 RESOLUTION NO. 2017-32 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING SITE PLAN REVIEW NO. 2017-06, VARIANCE NO. 2017-03, AND TENTATIVE PARCEL MAP NO. 2016-04 AS CONDITIONED, TO ALLOW THE CONSTRUCTION OF A TWO-STORY 51,024 -SQUARE -FOOT BUILDING FOR THE PROPERTY LOCATED AT 1701 EAST SAINT ANDREW PLACE 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. Michael Molnar with Hoffmann Finn Development Company, Inc., representing Santa Ana Elks Lodge and Orange County's Credit Union, hereinafter referred as "Applicant," is requesting approval of Site Plan Review No. 2017-06, Variance No. 2017-03, and Tentative Parcel Map No. 2016-04 as conditioned, to allow the construction of a two-story 51,024 -square -foot building at 1701 East Saint Andrew Place. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-593.5, the Planning Commission is authorized to review and approve all plans within a specific development district to ensure the proposed project complies with the development standards and intent of the specific development. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve variances to reduce the number of required parking spaces as set forth by SAMC Section 41-1376. D. Pursuant to SAMC Section 34-127, the Planning Commission is authorized to review and approve tentative parcel maps. E. Site Plan Review No. 2017-06, Variance No. 2017-03, and Tentative Parcel Map No. 2016-04 came before the Planning Commission of the City of Santa Ana on October 9, 2017, for a duly noticed public hearing. The public hearing was continued to October 23, 2017 at the request of the Applicant. F. The Planning Commission of the City of Santa Ana determines that Site Plan Review No. 2017-06 is in compliance with the intent and all applicable development standards of Specific Development No. 69 (SD - 69). Resolution No. 2017-32 Page 1 of 10 G. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to grant Variance No. 2017-03, have been established as required by SAMC Section 41- 638: 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 proposed project will be located on a site completely built -out by commercial and industrial uses that restrict the site from providing additional parking spaces. In addition, the site is surrounded by parking lots that have ample parking during the off-peak hours when demand is greatest for the proposed use. Further, the parking analysis conducted by Hartzog and Crabill, has concluded that the proposed number of parking spaces on- site and those proposed through the shared parking agreement with Orange County Credit Union will create a surplus of parking and will be sufficient to meet the current and future demands of both organizations. 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 commercial and industrial uses. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. The granting of this 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 develop a vacant lot with a use that is allowed in the specific development and will assist in revitalizing the area and will provide a new facility to an organization that has been a member of the Santa Ana community for over 100 years. 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 Resolution No. 2017-32 Page 2 of 10 parking to accommodate the current and future needs of the various uses proposed on the site. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial and industrial neighborhoods. Further, the granting of the variance will allow the development of a vacant site. 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, but rather supports its goals. Goal 1 and 2 of the Land Use Element encourages uses that promote a balance of land uses that address basic community needs. The project is in compliance with SD -69 zoning district and addresses basic community needs such as service clubs and offices which enhance the City's economic and fiscal viability. In addition, 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 on a site surrounded by commercial, office and industrial uses and its operations will be compatible with the surrounding businesses and their operations. Lastly, the parking analysis provided for the project indicates 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. H. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to grant Tentative Parcel Map No. 2016-04, have been established as required by SAMC Section 34-127 and the California Subdivision Map Act: 1. The proposed project and its design and improvements are consistent with the Industrial (IND) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan. The proposed project and its design and improvements will be consistent with the Industrial (IND) land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision of land will create a 2.604 -acre parcel and will be consistent with the various Resolution No. 2017-32 Page 3 of 10 provisions of the General Plan. In addition, the project will meet all development standards of SD -69. 2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project will conform to all applicable requirements of zoning and subdivision codes as well as other applicable City ordinances. The proposed project conforms to the SD -69 provisions of the zoning code that pertain to lot size, lot frontage, landscaping, setbacks, and floor area ratio; by doing so, the parcel and the construction within the parcel guarantee conformance to all SD -69 standards of the SAMC. 3. The project site is physically suitable for the type and density of the proposed project. The project site is physically suitable for the type and density of the proposed project. There are no physical constraints on the site that would preclude development. The proposed site consists of approximately 2.604 acres of land and is physically suitable for the proposed development, where access to the site will be from Lyon Street and Saint Andrew Place, which are both major arterials. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Since the project is located in an urbanized area, there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed project will not cause serious health problems, with the proposed subdivision not having any detrimental effects upon the general public. The property will include necessary utilities and infrastructure Resolution No. 2017-32 Page 4 of 10 improvements as required under Development Project Review No. 2016-43. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design or improvements of the proposed project will not conflict with easements necessary for public access or use of the property within the proposed project since the existing and recorded easements for the property have been reviewed and considered as part of this project. The conceptual design of all construction for the property will not affect the existing easements. The Applicant will be recording those easements necessary to ensure reciprocal rights between properties, including but not limited to access, egress, drainage and parking. Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommendation is exempt from further review pursuant to Section 15332 (Class 32 "In -Fill Development Projects"). Class 32 exemption applies to projects characterized as infill development meeting the following conditions: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulation; 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; 3. The project site has no value as habitat for endangered, rare or threatened species; 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services. The project is consistent with the City's General Plan and the SD -69 development standards. The project meets several General Plan goals and policies, including the Land Use Element's Goal 1 (to promote a balance of land uses to address basic community needs), Goal 2 (to promote land uses which enhance the City's economic and fiscal viability), and Goal 3 (to preserve and improve the character and integrity of neighborhoods). Further, the proposed project will take place within city limits and is on a project site that is less than five (5) acres in size and is surrounded by urban areas. 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 determine that the amount of traffic, noise, air quality impacts, and water quality impacts are below thresholds that would warrant further analyses. Resolution No. 2017-32 Page 5 of 10 Finally, the site will be served by all required utilities and public services as it is located within a heavily -urbanized area near the intersection of Saint Andrew Place and Lyon Street. Based on this analysis, a Notice of Exemption for Environmental Review No. 2016-154 will be filled for this project. Section 3. 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 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Site Plan Review No. 2017-06, Variance No. 2017-03 and Tentative Parcel Map No. 2016-04 as conditioned in "Exhibit A" attached hereto and incorporated as though fully set forth herein. 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 October 23, 2017, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 23`d day of October 2017 by the following vote: AYES: Commissioners: Alderete, Contreras -Leo, McLoughlin, Verino (4) NOES: Commissioners: None (0) ABSENT: Commissioners: Mendoza, Nguyen (2) ABSTENTIONS: Commissioners: Bacerra (1) Mark cLoughlin Chairman Resolution No. 2017-32 Page 6 of 10 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 attached Resolution No. 2017-32 to be Commission of the City of Santa Ana o Date: / 0ldo3 117 Secretary, do hereby attest to and certify the the original resolution adopted by the Planning n October 23, 2017. Acting Recording Secretary City of Santa Ana Resolution No. 2017-32 Page 7 of 10 EXHIBIT A Conditions for Approval for Site Plan Review No. 2017-06, Variance No. 2017-03 and Tentative Parcel Map No. 2016-04 Site Plan Review No. 2017-06, Variance No. 2017-03 and Tentative Parcel Map No. 2016-04 are 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 Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed belowrip or to exercising the rights conferred by this site plan review, variance and tentative parcel map. 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 site plan review, variance and tentative parcel map. A. Planning Division General Conditions: 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2016-43. 2. Any amendment to this site plan review, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the site plan review must be amended. 3. Submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during project construction. 4. A detailed landscape plan must be reviewed and approved prior to issuance of any building permits. In addition to the landscaping palette, the plan shall include details on the hardscape design, lighting concepts and outdoor furniture. At a minimum, the project shall incorporate the amount and size of landscaping as shown on the preliminary landscape plans. The exact specifications for these items are subject to the review and approval of the Planning Division. 5. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy as required by the approved plans. I Resolution No. 2017-32 Page 8 of 10 Conditions of Approval October 23, 2017 Page 2 of 3 6. A Public Art Plan must be submitted to the Planning Division for review and approval prior to issuance of a building permit. 7. A copy of these conditions of approval shall be kept on the premises at all times and made available to any City employee upon request. 8. The number of persons allowed inside the facility may not exceed the maximum occupancy allowed by the California Building Code (CBC). The maximum occupancy shall be issued by the City's Building Official upon approval of building permit and shall be clearly posted at all times in accordance with the requirements of the CBC. 9. The Elks Lodge shall maintain a monthly schedule of events, which it shall post on its website. The schedule of events on the website shall be updated regularly. Parking Variance Conditions: 10. The Covenants, Conditions and Restrictions (CC&Rs) for reciprocal parking and common access with adjacent owner (1701 E. Saint Andrew Place) are to be maintained in perpetuity and must be reviewed and approved prior to approval of the final parcel map. A combined total of at least three hundred and seventy- seven (377) parking spaces shall be maintained at all times. 11.All vehicular parking associated with the Elks Lodge operations, such as, but not limited to conferences, services and events shall be parked on-site. 12. Vehicles associated with the Elks Lodge that require on-site parking are limited to those of guests, event guests, members, employees, temporary employees, contractors, vendors and other vehicles related to the operation of the Elks Lodge. Overnight parking and the parking of recreational vehicles, boats and/or trailers are prohibited. 13. All drop-off and pick-up of guests shall be done on-site. 14. All event invitations and/or notifications for guest, vendors and others attending a function at the Elks Lodge shall include instruction and directions for on-site parking to prevent overspill parking on adjacent properties. The instructions shall clearly state that no parking in the surrounding properties is permitted at any time and that vehicles parking in the surrounding properties are subject to immediate removal at the vehicle owner's expense. Resolution No. 2017-32 Page 9 of 10 Conditions of Approval October 23, 2017 Page 3 of 3 ° 15. For events that may generate more than 200 attendees, the Elks Lodge shall have a minimum of two (2) members or employees monitor adjacent streets to direct guests to required parking and to identify if any guests are parking on adjacent properties. 16. In the event that the use results in substantial overspill parking off-site and complaints are received by the City, the Planning Manager will, at the request of any surrounding property owners, re -open this variance to consider further conditions to address the parking concern including, but not limited to, limiting hours of operation and /or number of guests at the site. 17. The parking variance shall become null and void upon an intensification of use on-site. As used herein, "intensification of use" means a change of use of land or buildings where more off-street parking spaces are required for the new use than were required for the previous use and/or where the new use would have greater adverse environmental effects than the previous use. The determination of whether a change of use would result in an intensification of use shall be made by the Planning Manager. Any person aggrieved by a determination of the Planning Manager that the new use would have greater adverse environmental effects than the previous use shall be entitled to have such issue submitted to the Planning Commission for final determination. Otherwise, the decision of the Planning Manager shall be final. Parcel Map Conditions: 18.The final map must be approved and recorded prior to issuance of building permits. 19. The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 20. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Authority, Building Division, and Public Works Agency within 10 days of recordation. Resolution No. 2017-32 Page 10 of 10