HomeMy WebLinkAbout2004-031 - Site Plan Review No. 2004-01 and Tentative Parcel Map No. 2004-03
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Koo-4/12/04
RESOLUTION NO. 2004-031
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING MITIGATED NEGATIVE
DECLARATION AND MITIGATED MONITORING
PROGRAM; CONDITIONAL USE PERMIT NO. 2004-03 AS
CONDITIONED FOR CONSTRUCTION OF
LlVEIWORKSHOP/STUDIOS; SITE PLAN REVIEW NO.
2004-01 AND TENTATIVE PARCEL MAP NO. 2004-01 FOR
THE PROPERTIES LOCATED AT 901-920 EAST SANTA
ANA BOULEVARD, 901-927 EAST SANTA ANA
BOULEVARD AND 920 NORTH SANTIAGO STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
.
C.
.
A.
Zoning Ordinance Amendment No. 2004-01; Conditional Use Permit No.
2004-03 as conditioned for construction of live/workshop/studios; Site Plan
Review No. 2004-01 and Tentative Parcel Map No. 2004-01 for the
properties located at 901-920 East Santa Ana Boulevard, 901-927 East
Santa Ana Boulevard and 920 North Santiago Street, came before the
City Council of the City of Santa Ana for a public hearing April 19, 2004.
The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on March 22, 2004, and unanimously voted to recommend
that the City Council:
B.
1.
Approve and adopt the Mitigated Negative Declaration No. 2003-
182 and the Mitigation Monitoring Program.
Adopt an ordinance approving Zoning Ordinance Amendment No.
2004-01.
2.
3.
Adopt a resolution approving Conditional Use Permit No. 2004-03
as conditioned for construction of live/workshop/studios, Site Plan
Review No. 2004-01 and Tentative Parcel Map No. 2004-01.
Conditional Use Permit No. 2004-03 has been filed with the City of Santa
Ana seeking to allow construction of live/workshop/studios for the
properties located at 901-920 East Santa Ana Boulevard, 901-927 East
Santa Ana Boulevard and 920 North Santiago Street.
Resolution No. 2004-031
Page 1 of14
1.
Resolution No. 2004-031
Page 2 of 14
iii.
iv.
Santa Ana Municipal Code Section 41-638 authorizes the City
Council to grant a conditional use permit upon making certain
findings:
i.
Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
ii.
The 108 live/workshop/studios, as conditioned, will
contribute to the general welfare of the community by
providing a transit-oriented development currently
lacking within the Regional Transportation Center
area. The unique characteristic of space that can be
utilized for dual purposes within a single
workshop/studio provides a component integral to
transit-oriented development goals.
Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety, or
general welfare of persons residing or working in the
vicinity?
The proposed project will not be detrimental to
persons residing or working in the area because the
use, as conditioned, will not create negative or
adverse impacts. The addition of persons at this
location will be a critical component of the expanded
Regional Transportation Center area and will assist in
promoting the economic viability and enhance the
livability for this area.
Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area?
The proposed live/workshop/studios, as conditioned,
will not create any negative or detrimental impacts on
the economic viability of the surrounding area. The
project will result in a positive addition to the area
because of the redevelopment of the underdeveloped
properties, improving the quality of the environment
that will identify the site as an economically viable
area of the City.
Will the proposed use comply with the regulations and
conditions specified in Chapter 41 for such use?
.
.
.
The proposed live/workshop/studios are designed to
comply with all regulations and conditions specified in
the Santa Ana Municipal Code and the Specific
Development No. 71 (SD-71) development standards
in conjunction with the proposed conditions.
v.
Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The live/workshop/studios are consistent with the
General Plan and the proposed Specific Development
(SD-71). The proposed use is a permitted use in the
district subject to approval of a conditional use permit.
One of the goals of the City's Land Use Element is to
promote a balance of land uses to address basic
community needs. Implementation of Specific
Development No. 71 will allow maximum flexibility in
site planning and design and foster a variety of
residential land uses, while assuring high quality
development and addressing the goals of the General
Plan.
D.
Applicant filed Tentative Tract Map No. 2004-01, for condominium
purposes, seeking to allow a 108 live/workshop/studios development on
two parcels.
1.
The City Council of the City of Santa Ana determines that the
following findings have been established:
The proposed project, as conditioned, and its design and
improvements are consistent with the Low Medium Density
Residential designation on the General Plan and are
otherwise consistent with all other elements of the General
Plan.
Tentative Tract Map No. 2004-01 is consistent with
the land use designation and density prescribed in the
General Plan and will have no adverse affect on the
surrounding land uses in the area.
ii.
The proposed project, as conditioned, conforms to all
applicable requirements of the zoning and subdivision codes
as well as other applicable City ordinances.
Tentative Tract Map No. 2004-01 is in keeping with
the provisions of the site plan review (DP 03-46) and
Chapters 34 and 41 of the Santa Ana Municipal Code,
Resolution No. 2004-031
Page 3 of 14
iii.
Resolution No. 2004-031
Page 4 of 14
all of which pertain to the subdivision of land and
development standards for the site.
The project site is physically suitable for the type and density
of the proposed project.
Tentative Tract Map No. 2004-01 is proposed for a
4.8-acre parcel of land within Specific Development
No. 71 zoning district. The live/workshop/studios, as
conditioned, will provide a transit-oriented
development currently lacking within the Regional
Transportation Center area. The site has been
determined to be capable of supporting the type and
density of the proposed project.
iv.
The design and improvements of the proposed project will
not cause substantial environmental damage or substantially
and avoidably injure fish or wildlife or their habitat.
No fish or wildlife will be affected by the approval of
this map or by the design and improvements of the
project. Environmental Review No. 2003-182 has
been prepared for this project and has identified
mitigation measures aimed at reducing any
environmental impact associated with this project.
v.
The design or improvements of the proposed project will not
cause serious public health problems.
The design and improvements associated with this
project have been prepared to comply with all
regulations and conditions specified in the Santa Ana
Municipal Code and the Specific Development No. 71
(SD-71) development standards in conjunction with
the proposed conditions. The street system, although
to be private and maintained by a homeowners
association, has been designed to public street
standards and will accommodate emergency vehicles.
All other improvements have been designed to mitigate
any serious problem resulting from this project.
vi.
The design or improvements of the proposed project will not
conflict with the easements acquired by the public at large
for access through or use of property within the proposed
project.
Approval of Tentative Tract Map No. 2004-01 will not
create conflicts with the easement necessary for public
.
access through the subject property, as no such
easements currently exist. Public access will be
allowed to the site, as this development is predicated
on the transit-oriented development (TOD) concept
that encourages pedestrian activity.
E.
Site Plan Review No. 2004-01 has been filed seeking to approve the
project which is located within Specific Development No. 71 (SD-71).
1.
Section 41-593.5(c) of the Santa Ana Municipal Code requires a
review by the Planning Commission of all plans within a specific
development plan area to ensure the project is in conformity with the
Specific Plan.
2.
The project is in compliance with all applicable development
standards outlined within the Specific Development Plan No. 71
(SD-71 ).
3.
The project has been determined to be in compliance with applicable
parking, landscaping and architectural provisions governing the
project.
F.
The Request For Council Action, The Mitigated Negative Declaration and
Monitoring Program for Environmental Review No. 2003-182 and all
matters presented to the Council are incorporated herein by this reference
as though fully set forth.
.
Section 2. The City Council has reviewed and considered the information
contained in the initial study and the Mitigated Negative Declaration And Mitigation
Monitoring Program for Environmental Review No. 2003-182 prepared with respect to this
Project. Pursuant to the California Environmental Quality Act ("CEQA") and the State
CEQA Guidelines, the Mitigated Negative Declaration adequately addresses the expected
environmental impacts of this Project and reflects the City Council's independent judgment
and analysis. On the basis of this review, the City Council finds that there is no evidence
from which it can be fairly argued that the project will have a significant adverse effect on
the environment. The City Council hereby approves and adopts the negative declaration
and mitigation monitoring program and directs that the Notice of Determination be
prepared and filed with the County Clerk of the County of Orange in the manner required
bylaw.
.
Pursuant to Title XIV, California Code of Regulations ("CCR") §
735.5(c)(1), the City Council has determined that, after considering the record as a
whole, there is no evidence that the proposed project will have the potential for any
adverse effect on wildlife resources or the ecological habitat upon which wildlife
resources depend. The proposed project exists in an urban environment characterized
by paved concrete, roadways, surrounding buildings and human activity. Therefore,
pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5(a)(3), the
Resolution No. 2004-031
Page 5 of 14
payment of Fish and Game Department filing fees is not required in conjunction with this
project.
Section 3. The City Council of the City of Santa Ana hereby, approves Adopt a
resolution approving Conditional Use Permit No. 2004-03 as conditioned in Exhibit "A"
attached hereto and incorporated herein, Site Plan Review No. 2004-01 and Tentative
Parcel Map No. 2004-01 as conditioned in Exhibit "B" attached hereto and incorporated
herein.
Section 4. Conditional Use Permit No. 2004-03, Tentative Parcel Map No. 2004-
01 and Site Plan Review No. 2004-01are expressly conditioned upon adoption by the
City Council of Ordinance No. NS-2651. These entitlements shall not vest until the
effective date of such ordinance. Should no such zoning ordinance amendment
become effective, then these entitlements are null and void and of no effect.
Section 5. This Resolution shall take effect immediately after its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this 19th day of April, 2004.
Miguel A. Pulido
D Yo;;¡; pÞ
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attomey
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
Alvarez. Bist. Christv. Franklin. Garcia. Solorio (6)
None (0)
Pulido (1)
None (0)
Resolution No. 2004-031
Page 6 of 14
.
.
.
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2004-031 to be the original resolution adopted by the City
Council of the City of Santa Ana on April 19. 2004.
Ome yþ4Y
;;>, .
//~
Clerk of the Council
City of Santa Ana
Resolution No. 2004-031
Page 7 of 14
Conditions for Approval for Conditional Use Permit No. 2004-03
Conditions of Approval
Conditional Use Permit No. 2004-03 is approved 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 Uniform Fire Code,
the Uniform Building Code and all other applicable regulations.
The applicant must comply fully with each and every condition listed below prior to
exercising the rights conferred by this conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the
life of the conditional use permit. Failure to comply with each and every condition may
result in the revocation of the conditional use permit.
A.
Planning Division
1.
Comply with all conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 03-46).
The applicant shall comply with the Phasing Plan for the Santiago Street
Loft project dated September 18, 2003 (Exhibit 1, attached hereto and
incorporated herein).
All building setbacks shall comply with the Site Plan (Sheet SD-1.0) dated
September 30, 2003.
Common area amenities shall comply with the following:
a. Pursuant to the phasing plan (Exhibit 1), common area amenities
for each phase as shown in the Landscape Plan (Sheet L 1.2, 1.3
and 1.4) dated January 9, 2004, shall be completely installed prior
to the issuance of a certificate of occupancy for the project phase
that includes the ope!:! s ace. This sh~1I not ia I ,t~i~he mod~ls
wi' . se.i""""..".i.....,i,i""i:,..,.,.,il,'",:.,.',L,:,,,,:.",',,'..::,;.
2.
3.
4.
b.
Drive aisles and pedestrian walkways shall be constructed of
concrete pavers, decorative stamped or colored concrete, with
inlaid steel rails emulating railroad tracks as shown on Landscape
Plan (Sheet L 1.1 and 1.2) dated January 9, 2004. Asphalt is not a
permitted on-site paving material.
A north/south pedestrian walkway shall be provided through both
parcels to establish pedestrian connectivity throughout the project
site as shown on the Landscape Plan (sheet L 1.1) dated January
9, 2004. The amenities to be provided along this pathway shall
include decorative concrete, overhead trellis and accent lighting,
EXHIBIT "An
c.
Resolution No. 2004-031
Page 8 of 14
.
.
.
d.
landscape planters with rock mulch and vertical plants such as
bamboo as shown on the Landscape Plan. These improvements in
each phase must be completed prior to occupancy of the first unit in
the respective phases.
Benches and pedestrian seating shall be made of a durable
material such as concrete or painted iron and be designed to
minimize effects from vandalism, skateboarding and weather.
Trash receptacles should be located in high-activity areas, such as
plazas and other public open spaces. The style shall be compatible
with other plaza furnishings.
All street furniture surfaces, pedestrian-level walls and amenities
shall incorporate graffiti resistant coatings.
Courtyards
A 42-foot wide by 82-foot long courtyard in the south project
site shall be located adjacent to the southern most property
line.
e.
f.
g.
5.
The courtyard shall include amenities such as a
raised platform that mimics a loading dock, with
informal modern outdoor furniture and seating areas,
decorative pavers, landscape trees and plant
material, inlaid steel rails emulating railroad tracks
adjacent to the platform.
Pursuant to the phasing plan approved by Conditional
Use Permit No. 2004-03, this courtyard shall be
completely installed prior to the issuance of any
certificate of occupancy within the project phase that
includes this portion of the south parcel.
A 30-foot by 45-foot long courtyard shall be located near the
center of the north project site.
(1) The courtyard shall include decomposed granite,
informal modern outdoor furniture and seating areas,
and landscape trees and material.
Landscaping Requirements shall comply with the following:
a. At the perimeter of Parcels
i. Pursuant to the phasing plan (Exhibit 1), the landscaping in
each phase shall be installed as shown on the Santiago
Street Lofts Landscape Plan (Sheet L 1.5), dated January 9,
2004 prior to the issuance of any certificate of occupancy
with the respective phases.
The perimeter of the project shall incorporate 76 street trees
of a minimum 24-inch box size. The tree palette shall
EXHIBIT "An
(1 )
(2)
ii.
ii.
Resolution No. 2004-031
Page90f14
b.
consist of 15 London Plane trees planted along Santiago
Street; 13 Canary Island Pine planted along Poinsettia
Street; nine Brisbane Box and five Queen Palms planted
along Civic Center Drive; and 34 Mexican Fan Palms along
Santa Ana Boulevard. The Mexican Fan Palms shall be
planted in an alternate pattern at a minimum of 25 feet on
center.
The applicant shall provide comprehensive plans for review
and approval by Planning Manager for the design of the
corner landscape and hardscape treatments at northwest
and southwest corner of Santiago Street and Santa Ana
Boulevard. These plans must be approved prior to issuance
of any building permits and the improvements completed
prior to the issuance of any certificate of occupancy with the
respective phases.
The required paving material for the exterior perimeter
setbacks shall consist of enhanced individual pavers.
Within Interior Courtyards
i. The interior courtyards shall consist of a minimum of 99
trees, including a 60-inch box California Pepper and 24-inch
box sizes of Australian Willows, Golden Rain trees, Natchez
Crepe Myrtles, Black Bamboo, Yew Pines, Chanticleer
Pears, and other plant materials as shown on Santiago
Street Lofts Landscape Plan (Sheet L 1.1) dated January 9,
2004.
iii.
iv.
6.
The buildings shall be of steel construction with a quality and durable
exterior materials including but not limited to, industrial grade aluminum
windows, metal and glass sectional garage doors, sandstone tile, brick,
steel awnings and hand-troweled, smooth finished stucco as shown on the
architectural plans, material boards and material specifications submitted
for this project.
The interior building amenities shall include but not be limited to hardwood
flooring, acid washed concrete, designer linoleum, carpet, and brushed
aluminum staircase railings. The doors shall be constructed of slab flat
panel with brushed stainless lever and hinges. The kitchen shall include
stainless steel, black, and white GE Profile Series appliances, flat panel
doors/drawers cabinetry, stone slab (Soapstone), butcher block, stainless
steel and Zociac solid surface countertops, Kohler Stainless steel
undermount dual compartments sinks and Kohler Designer Series fixtures.
The master bath shall include Kohler stainless steel undermount sinks,
Subway tile walls with frameless glass enclosure showers and SileStone,
CeasarStone, or Avanite solid surface material countertops.
7.
Resolution No. 2004-031
Page10of14
EXHIBIT "An
.
8.
9.
10.
11.
.
12.
.
d.
e.
f.
g.
h.
The project's units shall include two-car garages and work studio space on
the first floor and living space on the second and third levels.
Each loft shall be designed to incorporate a B Occupancy (per the
California Building Code) on the first floor of the work/studio space to
enhance the viability of the work component and to emphasize the
pedestrian-oriented design.
Interior floor to ceiling heights will be a minimum of ten feet on the first
floor and a minimum of nine feet on the second and third floor
respectively.
The residential component of each live/workshop/studio unit shall meet
the following standards:
a. It shall have a space of at least 1,217 square feet of residential
living area.
It shall have access to separate bathroom facilities including a
water closet, a washbasin, and a bathtub or shower.
It shall have separate kitchen facilities including a kitchen sink,
cooking appliances and refrigerator. All such facilities shall have a
clear working space of at least 30 inches in front.
It shall comply with all Housing Code requirements as modified by
Section 8-2700 of the Santa Ana Municipal Code.
Covenants, Conditions, and Restrictions (CC&Rs) must be approved by
the Planning Manager prior to the issuance of any building permit. Such
CC&Rs must contain at a minimum, the following:
a. Project Maintenance.
b. Standards shall be established for the exterior maintenance of each
unit within the community.
Graffiti removal will be required within 48 hours.
Assignment of repair of perimeter walls will be specified in the
CC&Rs in the event of damage.
CC&Rs are to be in effect in perpetuity.
Any proposed modifications to the CC&Rs will require approval by
the City of Santa Ana.
Prohibit all first levels to be used as bedroom space.
retains enfo . ht to re .
to CC&R's.
181
b.
c.
d.
c.
EXHIBIT "An
Resolution No. 2004-031
Page 11 of 14
13.
14.
15.
16.
17.
B.
j.
k.
All garages shall be maintained as designed for parking purposes.
A tentative tract map shall be approved prior to the applicant exercising the
rights conferred by this conditional use permit.
There shall be a decorative multi-directional pole sign located on the
northwest corner of Santiago Street and Santa Ana Boulevard to direct
pedestrians and motorists to different areas of interest within the City. The
sign shall be constructed of quality and durable materials. The design and
materials shall be submitted for review and approval by the Planning
Manager prior to the issuance of any building permit. The sign shall be
completely installed prior to the issuance of any certificate of occupancy
within the project phase that includes the northwest corner of Santiago
Street and Santa Ana Boulevard.
This conditional use permit shall be null and void and of no force and
effect unless and until the City Council, in the exercise of its sole
discretion, repeals Section 41-749 of the Santa Ana Municipal Code.
This conditional use permit shall be null and void and of no force and
effect unless and until the City Council, in the exercise of its sole
discretion, approves a tentative tract map for this project.
Police Department
1.
Prior to plan check approval, indicate compliance with Santa Ana
Municipal Code lighting requirements for walkways and drive aisles.
Resolution No. 2004-031
Page 12 of 14
EXHIBIT "An
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EXHIBIT "1n
Resolution No. 2004-031
Page 13 of 14
Conditions for Approval for Tentative Tract Map No. 2004-01
Conditions of Approval
Tentative Tract Map No. 2004-01 (County Map No. 16558) is approved 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 Uniform
Fire Code, the Uniform Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this tentative tract map.
The applicant must remain in compliance with all conditions listed below throughout the life
of the tentative tract map. Failure to comply with each and every condition may result in
the revocation of the tentative tract map.
A.
Plannina Division
1.
Comply with all the conditions and requirements from the Development
Review Committee (DRC) for the development project (DP 03-46).
The Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed
and approved by the Planning Manager prior to approval of the final tract
map.
A fencing plan showing the location of all project fencing and the materials to
be used must be submitted to the Planning Division prior to submittal into
building plan check.
All real estate signage must be removed from the site within one year from
the date of installation. An extension of time may be granted as determined
by the Planning Manager.
The f!nal m~p must be approved and record~d .prior to issuance 0' f.build,in¡;¡",",'
ermlts. This sh Is within first hase. ..lIi
2.
3.
4.
5.
6.
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.
Development within the area of the map is subject to development and
permit fees in effect at the time of permit issuance.
Development within the area of the map is subject to design and
development standards in effect at the time of permit issuance.
Two copies of the recorded final map and CC&R's shall be submitted each
to the Planning Division, Fire Department, Building Division, and Public
Works Agency within 10 days of recordation.
7.
8.
9.
Resolution No. 2004-031
Page 14 of 14
EXHIBIT "en