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HomeMy WebLinkAbout2005-095 - Approving Tentative Parcel Map No. 2005-08 KO - 9/27/05 RESOLUTION NO. 2005-095 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM, APPROVING TENTATIVE PARCEL MAP NO. 2005-08 AS CONDITIONED, AND APPROVING SITE PLAN REVIEW NO. 2005-03 FOR THE PROPERTY LOCATED AT 1900 NORTH MAIN STREET (COUNTY MAP NO. 16848) 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: A. The Applicant is requesting approval of Amendment Application No. 2005-07 to change the zoning designation from Community Commercial- Museum District (C1-MD) to Specific Development No. 79 (SD-79), a tentative parcel map to create for-sale residential condominiums, and a site plan review, pursuant to the requirements of the SD-79, to allow construction of a 45 for-sale residential and live-work condominium units with ancillary retail uses, located at 1900 North Main Street. B. The Steadfast project would demolish the existing surface parking lot for the Bowers Museum and develop the property into a mixed use residential/commercial project. The project would provide 45 for-sale residential units at a gross overall density of 40 dwelling units per acre. The housing mix for the project would consist of lofts, townhouses, and stacked flats. Additionally the first floor of the building fronting Main Street would provide live/work flex space that would allow up to 4,251 square feet of retail area and 2,312 square feet of restaurant uses. It is envisioned that commercial areas in the project would consist of uses such as restaurant, coffee shop, hair salon, wine gallery and professional offices. C. The project would be comprised of two residential buildings with a maximum building height of approximately 47-feet. Along Main Street, the two buildings would consist of three- and four-story heights to define a strong urban edge. Extending west, the building would transition to two- story house-like forms near the western boundary of the project site. D. A series of four courtyards would connect the buildings on the project site. The courtyard areas would consist of a variety of hardscape materials such as tile, brick, cobblestone and flagstone paving. Additionally, the Resolution 2005-095 Page 1019 courtyard areas would be accented with a variety of landscape materials including trees, shrubs and vines, Courtyard amenities would include community fireplaces and fire pits, fountains, building, built-in benches, and potted plants, E, A total of 102 parking spaces would be provided in a subterranean parking garage below the two buildings, with access to be provided from 20th Street. F, On September 12, 2005, the Planning Commission held a duly noticed public hearing and voted by a vote of 5:0 (Nalle absent) to recommend that the City Council: 1, Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No, 2005-18, 2, Adopt an ordinance approving Amendment Application No, 2005- 07, 3, Adopt an ordinance approving Development Agreement No, 2005- 03, 4, Adopt a resolution approving Tentative Tract Map No, 2005-08 as conditioned, (County Map No, 16848) 5, Adopt a resolution approving Site Plan Review No, 2005-03, G, On October 3, 2005 the City Council of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. H, For Tentative Tract Map No, 2005-08, the City Council determines that the following findings have been established: 1, The proposed project, as conditioned, and its design and improvements are consistent with the District Center land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans, Tentative Tract Map No, 2005-08 is consistent with the land use designation and density prescribed in the General Plan and, as a for-sale condominum, the project will have no adverse affect on the surrounding land uses in the area, 2, The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes, as well as other applicable City ordinances, Resolution 2005-095 Page 2 019 The proposed subdivision conforms to the minimum condominium requirements, as well as meets the letter and intent of the State of California Subdivision Map Act provisions. Tentative Tract Map No. 2005-08 is in keeping with the provisions of the site plan (Development Project No. 2005-12) and Chapters 34 and 41 of the Santa Ana Municipal Code, all of which pertain to the subdivision of land and development standards for the site. Further, the map will be consistent with Specific Development No. 79. 3. The project site is physically suitable for the type and density of the proposed project. The project site consists of approximately 1.1 acres of land within Specific Development No. 79. The proposed subdivision contains many street frontages, allowing adequate frontage for the parcel. The site and parcel have been determined to be capable of supporting the type and density of the proposed project. There are no physical constraints on the site to preclude development. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. There are no wetlands or unusual flora or fauna on or around the project site. No development surrounding this site will be substantially affected by this proposal. A mitigated negative declaration (Environmental Review No. 2005-18) has been prepared for the proposed project, identifying potential impacts and mitigation measures aimed at reducing any environmental impact associated with this project. 5. The design or improvements of the proposed project will not cause serious public health problems. The proposed infill development is for mixed-use development and will be in compliance with all regulations and conditions specified in the Santa Ana Municipal Code and the Specific Development No. 79 development standards in conjunction with the proposed conditions and building requirements. 6. The design of improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. Resolution 2005-095 Page 3 019 There are no easements that would affect the use or development of this site. Approval of Tentative Tract Map No. 2005-08 will not create conflicts with the easements necessary for public access through the property, as no such easements currently exist. Public access will be allowed to the site, as this development as an urban project concept encourages pedestrian and public activity. I. Site Plan Review No. 2005-03 has been filed seeking to approve the project that is located within Specific Development No. 79 (SD-79). 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. 79 (SD-79). 3. The project has been determined to be in compliance with applicable parking, landscaping and architectural provisions governing the project. 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, Environmental Review No. 2005-18, prepared with respect to this Project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a mitigation negative declaration and mitigation monitoring program adequately addresses the expected environmental impacts of this Project. 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 certifies and approves the mitigated 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 by law. Pursuant to Title XIV, California Code of Regulations ("CCR") S 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 S 711.2 and Title XIV, CCR S 735.5(a)(3), the payment of Fish and Game Department filing fees is not required in conjunction with this project. Resolution 2005-095 Page 4 019 Section 3. The City Council after conducting the public hearing hereby approves Tentative Parcel Map No. 2005-08 (County Map No. 16848) as conditioned in Exhibit "/'\' attached hereto and incorporated herein and approves Site Plan Review No. 2005-03. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes but is not limited to: the Request for Council Action dated October 3,2005 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. Section 4. This resolution is expressly conditioned upon adoption by the City Council of Amendment Application No. 2005-07 to rezoning the property located at 1900 North Main Street from Community Commercial-Museum District (C1-MD) to Specific Development No. 79 (SD-79). The rights of the applicant under this Tentative Parcel Map and Site Plan Review shall not vest until the effective date of such ordinance. Should no such amendment application become effective, then this Resolution is null and void and of no effect ADOPTED this 3rd day of October, 2005. ~~~ iguel A Pulido Mayor J-(~b;+- APPROVED AS TO FORM: Joseph W Fletcher City Attorney By: AYES: Councilmernbers: Alvarez. Bisl. Bustamante. Christv. Garcia. Solorio (6) NOES: Councilmembers: None (0) ABSTAIN: Councilmembers: Pulido (1) NOT PRESENT: Councilmembers: None (0) Resolution No. 2005-095 Page 5 019 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2005-095 to be the original resolution adopted by the City Council of the City of Santa Ana on October 3. 2005. Date:~~J /~/ ( ./u~~;'/:'~>~ L / /elerk of the Council '. b / City of Santa Ana Resolution No. 2005-095 Page 6 019 Conditions for Approval for Tentative Parcel Map No. 2005-08 Tentative Tract Map No. 2005-08 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 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 revocation of the conditional use permit. A. Plannina Division 1. Comply with all conditions and requirements from the Development Review Committee (DRC) for the development project (DP 05-12). 2. The Covenants, Conditions and Restrictions (CC&Rs) must be reviewed and 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. c. Graffiti removal will be required within 48 hours. d. Assignment of repair of perimeter walls will be specified in the CC&Rs in the event of damage. e. CC&Rs are to be in effect in perpetuity. f. Any proposed modifications to the CC&Rs will require approval by the City of Santa Ana. g. The use of professional management to ensure a quality operation and maintenance. h. Limit the number of residents in each unit to a maximum of four, require owner occupancy, and address maintenance of the project. 3. A final map must be approved and recorded prior to issuance of building permits. 4. 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. Exhibit A Page 1 of 3 Resolution 2005-095 Page 7 019 5. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Department, Building Division and Public Works Agency within 10 days of recordation. 6. Interior clear floor to ceiling heights for the residential units will be a minimum of ten feet on the first floor and a minimum of nine feet on the floors above. Ceiling heights for the live-work and commercial units shall be a minimum of twelve feet. 7. Prior to issuance of building permits, the interior building amenities shall be submitted for review and approval by the Planning Manager. The amenity package submitted for review shall include but not be limited to flooring, staircase railings, doors and hardware, kitchen appliances and cabinetry, dual bowl sinks and fixtures, tile walls, tiled shower enclosures and kitchen countertops of stone tile or stone slab, or their equivalent. At minimum they will include a high quality product line for the appliances, all cabinets will be of a stain grade, the use of smooth wall and ceiling interior drywall finish and washers and dryers in each residential unit. 8. Provide for lighting and landscape maintenance. The lighting plan and design will be reviewed and approved by the Planning Manager during the lighting plan check phase. 9. Development, operational and maintenance standards shall be established for the number, style and location of interior amenities such as benches and fireplace(s). Such amenities shall be reviewed and approved when the landscape drawings are submitted into plancheck. 10. Common area amenities shall comply with the following: a. Pursuant to Specific Development No. 79, courtyards, drive aisles, pedestrian walkways and common area amenities for the project, shall be completely installed prior to the issuance of a certificate of occupancy for the project phase that includes the open space. b. All amenities shall be installed and maintained in accordance with the approved plans. 11. 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. 12. Trash receptacles should be located in high-activity areas, such as courtyards and other public activity spaces. The style shall be compatible with other outdoor furnishings. Resolution 2005-095 Page 8 019 Exhibit A Page 2 of 3 13. All street furniture surfaces, pedestrian-level walls and amenities shall incorporate graffiti resistant coatings. 14. The courtyards in the residential development sites shall include amenities such as informal modern outdoor furniture and seating areas, decorative pavers, landscape trees and plant material. 15. The buildings shall be of wood or steel construction with a quality and durable exterior materials as shown on the architectural plans, material boards and material specifications submitted for this project. 16. Prior to issuance of building permits, the exterior building amenities, materials and finishes shall be submitted for review and approval by the Planning Division. 17. Glass storefronts and windows within the retail component shall provide clear glass. The use of opaque or semi-opaque storefronts or glass is prohibited. 18. The courtyards shall be completely installed prior to the issuance of any certificate of occupancy within the project phase that includes this portion of the parcel. 19. A minimum of four courtyards shall be provided as open space areas measuring a minimum of 1,200 square feet individually and collectively a minimum of 6,900 square feet. The open space shall include informal modern outdoor furniture and seating areas, outdoor fireplace and landscape trees and material. Exhibit A Page 3 of 3 Resolution 2005-095 Page 9 of 9