32A - TENTATIVE PARCEL MAP REPORT

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TTM No. 2018-03, SUP No. 2018-01 January 28, 2018 Page 4 applicant's request, staff believes that the following analysis warrants approval of the tentative tract map. The applicant is seeking approval of a tentative parcel map to subdivide for condominium purposes, as the proposed development consists of six multi -use office buildings. Upon completion of the subdivision, the project site will continue to be utilized for commercial office use in the form of detached one-story and two-story concrete tilt -up structures. In reviewing the project, staff determined that the proposal as conditioned is consistent with the various provisions of the City's Zoning Code and General Plan, including lot size, lot coverage, and parking. Furthermore, conditions of approval have been included to bring the site's landscaping, architectural design, and Covenant Conditions and Restrictions to be in compliance with all applicable standards of the SAMC. Additionally, the proposed subdivision is consistent with the Professional and Administrative Office (PAO) General Plan land use designation and all other elements of the General Plan. No adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built -out, urbanized area. Finally, the tentative tract map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the Municipal Code as well as the California Subdivision Map Act. The existing buildings on the project site were constructed in compliance with all applicable city standards at the time of construction with no new constructions proposed as part of this project. Special Use Permit In August 2007, Ordinance No. NS -2755 was adopted that created regulations (Sec. 41-1800 through 1809 of the Santa Ana Municipal Code) for the conversion of commercial and industrial buildings into air -space condominiums. These standards were created to ensure that the commercial and industrial condominiums would remain economically viable and would not negatively affect the surrounding properties. The ordinance also created a new method of approving commercial and industrial condominium conversions by a special use permit, which requires approval by the Planning Commission concurrent with the tentative map application. An improvement plan per Sec. 41-1804 (a) of the SAMC is required as part of the special use permit approval. The purpose of the plan is to identify potential upgrades to the building to bring the structure into current construction standards. The plan must provide details of the site's ability to comply with off-street parking, sound transmission, energy efficiency, open space, setbacks, adopted design guidelines and landscaping. As part of the Development Review process and prior to the submittal of the tentative parcel map and special use permit application, the site was surveyed for consistency with the current off-street parking regulations, landscaping and accessibility. Current regulations pertaining to fire response and safety were also addressed with special consideration to the drive aisles and on-site fire hydrant locations. The construction of the six buildings are made up of a combination concrete tilt -up and glass office. Future improvements within the buildings will be consistent to all Title 24 Building Code requirements. 32A-8