Loading...
HomeMy WebLinkAbout97-13 - Approving Planning Action PA-97-01RESOLUTION NO. 47-13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING PLANNING ACTION PA -97-01. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by Jordan -Valli Architects, authorized agent for Steward's Foundation/Southern California College, with respect to the real property located at 2374 Newport Boulevard, 115 Santa Isabel Avenue, and 114-120 East Wilson Street, requesting a conditional use permit and planned development to allow the conversion of the former Coastal Inn Motel into student housing, guest housing, and seminar facilities with administrative offices, and variances from planned development setback and open space requirements for properties located in the C1, PDR -MD, and R1 zones; and WHEREAS, at a duly noticed public hearing held on January 13, 1997, the Planning Commission recommended approval of Planning Action PA -97-01; and WHEREAS, the City Council held a duly noticed public hearing on February 3, 1997; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record and the findings contained in Exhibit "A", and subject to the conditions contained in Exhibit "B", the City Council hereby approves Planning Action PA -97- 01 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this resolution is expressly predicated upon the activity as described in the staff report for Planning Action PA -97-01, and upon compliance with each and all of the conditions contained in Exhibit "B". Should any material change occur in the operation, or should the applicant fail to comply with the conditions of approval, then this resolution and any recommendation for approval herein contained, shall be deemed null and void. PASSED AND ADOPTED this 3" day of February, 1997. ATTEST: I• Deputy City C rk of the City of Costa Mesa STATE OF CALIFORNIA) COUNTY OF ORANGE ) ss CITY OF COSTA MESA) Mayor of the City of APPROVED AS TO FORM 4� V—*4 LLI-tiff CITY ATTORNEY I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 13 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on the 3'd day of February, 1997. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of the City of Costa Mesa this 4th day of February, 1997. T'. Deputy City erk and ex -officio Clerk of the City Council of the City of Costa Mesa EXHIBIT "A" FINDINGS APPL. PA -97-01 A. The information presented substantially complies with Costa Mesa Municipal Code Section 13-347 in that the proposed development is substantially compatible with developments in the same general area and consistent with the recommendations of the Newport Boulevard Specific Plan. Granting the conditional use permit will not be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Specifically, the proposed renovations to the former motel building and reuse as guest and student housing with administrative offices for Southern California College, is an improvement of the site and complements the efforts of the Newport Boulevard Specific Plan in prohibiting new motels and hotels in the area and encouraging those land uses with the potential to spark revitalization of the plan area. The density of the project is not inconsistent with the density of similar student housing developments in the city. B. The information presented substantially complies with Section 13-346 of the Costa Mesa Municipal Code in that special circumstances applicable to the property exist to justify granting the variance from street setback and open space requirements. Strict application of the zoning ordinance would deprive the property owner of privileges enjoyed by owners of other property in the vicinity under identical zoning classification. Specifically, the student housing portion of the project is more similar to dormitories than to an apartment complex and could be considered a "quasi - residential" use and evaluated such that it is not subject to the strict residential density limits. A similar project on a college campus would have a different zoning classification (I&R), and would not be subject to a residential density. Furthermore, location of the existing buildings and other developments on the property is such that would not allow provision of the required setback and open space. The project was developed under commercial standards and any renovations or alterations to the buildings will create a hardship to the developer. Based on the type of development, granting the variance will not allow a use, density,' or intensity which _is not in accordance with the General Plan designation and the specific plan for the property. C. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the city environmental procedures, and has been found to be exempt. D. The project is exempt from Article 22 ''/z, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. EXHIBIT "B" CONDITIONS OF APPROVAL APPL. PA -97-01 Ping. 1. The conditional use permit herein approved shall be valid until revoked, but shall expire upon discontinuance of the activity authorized hereby for a period of 180 days or more. The conditional use permit may be referred to the Planning Commission for modification or revocation at any time if the conditions of approval have not been complied with, if the use is being operated in violation of applicable laws or ordinances, or if, in the opinion of the development services director or his designee, any of the findings upon which the approval was based are no longer applicable. 2. The conditions of approval and- ordinance or code provisions of planning action PA -97-01 shall be blueprinted on the face of the site plan. 3. The proposed second floor architectural arcade to the front of building "A" may not project beyond 5 feet into the front setback. Submitted plans shall indicate how this will be accomplished. 4. A minimum of 83 parking spaces shall be provided for the development in all four buildings. Additional parking on a paved surface shall be provided on the vacant lot at 120 East Wilson Street to accommodate parking demands on the development. 5. Private improvements, including installation of turn -around areas and other proposed improvements along the alley, may not be installed until alley has been legally vacated and title transferred to the applicant. Applicant shall submit a written request and pay the appropriate fees to vacate said alley. 6. The height of the proposed entry walls at the three entrance to the development may not exceed 30 inches. 7. All proposed student/guest units located in building "A" shall only be rented to students of Southern California College or in conjunction with college activities or functions. Said units shall not be available to the general public. Any future conversion or use of units in buildings `B", "C", and "D" as apartments, permanent residences or for any use not related to Southern California College shall comply with development standards,- density limitations and procedural requirements for the PDR -MD zone. 8. Any walls or fences located within the front setback and higher than 30 inches shall be setback 10 feet from the front property line. 9. Street addresses shall be displayed on the complex identification sign or, if there is no complex identification sign, on the building fascia adjacent to the main entrance or front door in a manner visible to the public street. Street address numerals shall be a minimum 6" in height with not less than ''/z" stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be 4" in height with not less than '/4" stroke and shall contrast sharply with the background. 10. A resident manager shall be required on the site and shall be responsible for maintaining the operation of the guest/housing units in conformance with the conditions of approval, code requirements, and other applicable ordinances. Fire 11. Provide an automatic fire sprinkler system for building "C" according to NFPA 13D. APPL. PA -97-01 12. Building "C" is at an excessive distance from the street, but the plan does not lend itself to fire apparatus access or placement of an onsite fire hydrant. Problems associated with the depth of this building can be reduced by installation of a residential sprinkler system. CODE REQUIREMENTS The following list of federal, state, and local laws applicable to the project has been complied by Staff for applicant's reference. Any reference to "city" pertains to the City of Costa Mesa. Ping. I. All contractors and subcontractors must have valid business licenses to do business in the city of Costa Mesa.. Final inspections, final occupancy and utility releases will not be granted until all sudh licenses have been obtained. 2. Approval of the planing action is valid for one year and will expire at the end of that period unless building permits are obtained, or applicant applies for and is granted an extension of time. 3. Permits shall be obtained for all signs according to the provisions of the Costa Mesa sign ordinance. 4. Parking stalls shall be double striped in accordance with city standards. 5. All compact spaces shall be clearly marked "compact" or "small car only". 6. Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Sections 13-263 through 13-266 as well as irrigation requirements set forth by the water agency. Consult with Ray Barela, representative of the Mesa Consolidated Water District, at (714) 631-1291 for requirements 7. Two (2) sets of landscape and irrigation plans, approved by both the water agency and the Planning Division, shall be attached to two of the final building plan sets. 8. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 9. All landscaped areas shall be separated from paved vehicular areas by 6" high continuous Portland Cement Concrete curbing. 10. Trash enclosure(s) or other acceptable means, of trash disposal _shall be provided. Design of trash enclosure(s) shall conform with city standards. Standard drawings are available from the Planning Division. Bldg. 11. Comply with the requirements of the Uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". Eng. 12. At the time of development submit for approval an off-site plan to the Engineering Division and grading plan to the Building Division that shows sewer, water, existing parkway improvements and the limits of work on the site, and hydrology calculations, both prepared by a civil engineer or architect. Site access approval must be obtained prior to building or engineering permits being issued by the city of Costa Mesa. Pay offsite plan check fee to the Engineering Division. An approved offsite plan and fee shall be required prior to engineering/utility permits being issued by the city. 13. A site access permit and deposit of $500.00 for street sweeping will be required by the Engineering Division prior to the start of any on- or off-site work. 14. Maintain the public right-of-way in a "wet -down" condition to the degree necessary to prevent excessive dust and periodically remove any spillage from SPECIAL REQUIREMENTS Sani. 1. Applicant shall pay all applicable sanitary district fixture fee charges. For information call (714) 754-5307. APPL. PA -97-01 the public right-of-way by sweeping or sprinkling. 15. Haul routes must be approved by the Engineering Division, prior to approval of the site access permit. 16. Submit required cash deposit or surety bond to guarantee construction of offsite street improvements at time of permit per Costa Mesa Municipal Code Section 15-32, and as approved by civy engineer. Cash deposit or surety bond amount to be determined by the city engineer. 17. Obtain a permit from the Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. 18. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the city of Costa Mesa; they shall be maintained by the owner or developer of the property. -- 19. File a written request and pay the appropriate fees to vacate the alley east of Newport Boulevard, between Neilson Street and Santa Isabel Avenue. 20. Prepare the required legal descriptions and exhibits for vacation of the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 21. Obtain reciprocal access agreements with property owners adjacent to the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 22. Provide for adequate drainage of existing properties adjacent to the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. Fire 23. Provide fire extinguishers with a minimum rating of 2A to be located with 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, IOBC as these extinguishers are suitable for all types of fires and are less expensive. Ping. 24. Prior to issuance of building permits for properties in the PDR -MD zone, a lot line adjustment shall be recorded to combine all residentially -zoned parcels into a single parcel. SPECIAL REQUIREMENTS Sani. 1. Applicant shall pay all applicable sanitary district fixture fee charges. For information call (714) 754-5307.