HomeMy WebLinkAboutResolution No. 02-C0590
RESOLUTION NO. 02-059
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AZUSA APPROVING VARIANCE CASE NO. V-2002-04, A
VARIANCE TO ALLOW LESS THAN THE REQUIRED
STREET SIDE SETBACKS AND PARKING, AND TO EXCEED
THE MAXIMUM BUILDING HEIGHT ON PROPERTY
LOCATED AT 708-728 N. DALTON AVENUE AND 303-325 E.
FOOTHILL BOULEVARD (APN NOS. 8608-029-003, 005, 006,
007, 008, and 904).
WHEREAS, the City Council of the City of Azusa, has after giving notice thereof as
required by law, held a public hearing on a City initiated application concerning the requested
Variance Case No. V-2002-04 for a variance, to allow the construction of a Public Library
building with less than the required front and street side setbacks, less than the required amount
of parking stalls, and to exceed the maximum 35 foot building height on property located at 708-
728 N. Dalton Avenue and 303-325 E. Foothill Boulevard (APN Nos. 8608-029-003, 005, 006,
007, 008, and 904); and
WHEREAS, The City Council has carefully considered all pertinent testimony and the
staff report offered in the case as presented at the public hearing; and
WHEREAS, the City Council's proceedings for a variance were in compliance with City
Code Section 88-375.
NOW, THEREFORE, The City Council of the City of Azusa does hereby resolve as
follows:
SECTION 1: Pursuant to the City of Azusa Local Guidelines for implementing CEQA
and the State CEQA guidelines, a Mitigated Negative Declaration has been prepared and
reviewed, finding that the proposed project could not have a significant effect on the
environment. The City Council hereby certifies said Mitigated Negative Declaration, with the
provision that the mitigation measures recommended in the initial study be implemented.
SECTION 2: The City Council hereby grants said variances in accordance with Section
88-385 of the Azusa Municipal Code based on the following findings:
A. That the strict application of this chapter would result in practical difficulties or
unnecessary hardships inconsistent with the general purpose and intent of this chapter.
Front and Side Setbacks: The fact that the Subject Property is located at the edge of a
pedestrian oriented civic center district necessitates orienting the building along the
street sidewalk of the site instead of recessing the building 15 to 25 feet behind the
sidewalk. Maintaining the 15 and 25 foot setbacks would force a major re -design of the
project, and result in a narrower building with fewer parking stalls, and/or the
construction of another level of subterranean parking. These changes represent an
unnecessan� hardship and would be contrary to the design objectives of the project.
Resolution No. • •
Variance No. V-2002-04
Page 2 of 4
Parking: The strict application of the Code would either force the reduction of the floor
area of the building, the building or expansion of an off site parking facility, or the
construction of a multi-level parking structure. The Parking Study indicates that the
amount of parking proposed can adequately serve the proposed uses if simultaneous
usage of all of the civic center activities (i.e. peak city hall, senior center, and library
activities) does not occur. The Study shows that the various civic center parking facilities
would be mostly empty when events are not occurring simultaneously. Therefore,
requiring a major re -design of the project to accommodate additional parking is
considered an unnecessary hardship, and would be inconsistent with the purpose and
intent of the Code, since the re -design would only result in additional underutilized
pavement would diminish the aesthetic quality of the project.
Building Height: A 35 foot maximum building height exists within the CF zone with a
ten foot setback along an interior side. As proposed, the building height will be
approximately 47'-6" (with an architectural tower element of approximately 60 feet) but
the side setback next to the R2 zoned neighborhood will be increased to between ten feet
(with no openings) and approximately 31 feet. The increased setback helps to mitigate the
impact of the increased building height. The two-story building could be reduced in
height to 35 feet, but would result in an inferior design. The additional building height is
needed to form an airy interior environment, and to create sufficient building mass
fronting Dalton Avenue to help frame an outdoor civic center public plaza bounded by
Foothill Boulevard, Dalton Avenue and Alameda Avenue. Strict application of the
building height restriction would unnecessarily diminish the aesthetic quality of the
building, but would not significantly improve the livability of the adjacent residences to
the east.
B. That there are exceptional circumstances or conditions applicable to the property
involved or the intended use or development of the property that do not apply generally
to other property in the same zone or neighborhood.
Front and Side Setbacks: The fact that the proposed building is located at the edge of a
pedestrian oriented civic center district constitutes an exceptional circumstance that does
not apply generally to other properties in the same zone. This uniqueness necessitates
orienting the building along the street sidewalk of the site instead of recessing the
building 15 to 25 feet from the sidewalk in a suburban building orientation.
Parking: The Code requires 250 parking spaces for the proposed library (including the
library auditorium). Approximately 125 spaces are being proposed. The Subject Property
is unique in that it is located within a compact, pedestrian oriented civic center district
comprised of related civic center facilities with shared parking lots. The intended use — a
public library — is unique in its ability to program activities in coordination with other
adjacent City facilities (i.e. city hall auditorium, senior center) so that maximum
simultaneous usage does not occur.
Building Height: The maximum building height in the CF zone is 35 feet. The unusual
configuration and orientation of the Subject Property represent an exceptional condition
that does not generally apply to other properties in the same zone. The site is narrow and
deep. The efficient utilization of the site requires a two-story design with high ceilings,
Resolution No. • •
Variance No. V-2002-04
Page 3 of 4
and a prominent building mass to form a civic plaza bounded by Foothill Boulevard,
Alameda Avenue, and Dalton Avenue.
C. That the granting of such major variance will not be materially detrimental to the public
welfare or injurious to property or improvements in the zone or neighborhood in which
the property is located.
Front and Side Setbacks: The setback variance applies to the street sides - Foothill
Boulevard and Dalton Avenue. Allowing the building to encroach into the required 15
and 25 foot setbacks will not harm adjacent properties.
Parking: The Parking Study has concluded that the proposed reduction of parking, if
done in conjunction with the coordinated management of library and civic center
activities will not be detrimental to the public welfare.
Building Height: The proposed building will exceed the maximum building height by
approximately 12 % feet. However, the building setbacks adjacent to the residential
properties to the east have likewise been increased to between 10 and 31 feet. The
increased setbacks are expected to mitigate the proposed additional building height.
D. That the granting of such major variance will not be contrary to the objective of any part
of the general plan.
The design of the proposed building, including the setback, parking and building height
deviation, was the developed through an extensive public outreach process. The process
resulted in a proposal for two-story building designed in a traditional Spanish -
Mediterranean architecture style. The proposed architecture compliments the existing
buildings in the civic center, as well as many of the commercial buildings along Foothill
Boulevard. The building's forward street- orientation allows for sidewalk uses such as
outdoor .seating, and encourages pedestrian street activity. In all, the project's
exceptional design qualities are expected to help transform the image of the City and
promote community identity and pride, and therefore will not be contrary to any goal or
objective of the General Plan.
SECTION 3: That based on the above findings, the City Council approves Variance
Case No. V-2002-04 for the property located at: 708-728 N. Dalton Avenue and 303-325 E.
Foothill Boulevard subject to the conditions listed in Exhibit A, and incorporated herein by
reference, as though set out in full and at length.
The City Clerk shall certify to the adoption of this resolution.
D this 3ro-d"ay elf June, 2002.
Mayor
Resolution No. • •
Variance No. V-2002-04
Page 4 of 4
ATTEST:
City Clerk
I hereby certify that the foregoing is a true copy of a resolution adopted by the City Council of
the City of Azusa at a regular meeting thereof held on the 3`d day of June, 2002, by the following
vote of the City Council:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ARSTAIN•
COTTNCIT.MFMRF.RS:
Hardison,Stanford,Chagnon,Rocha,Madrid
None
None
None
APPROVED AS TO FORM
City Attorney