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Home My WebLink About32A - TPM 2007-03 1508 E WARNER AVEREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JULY 16, 2007 TITLE: TENTATIVE PARCEL MAP NO. 2007-03 (COUNTY MAP NO. 2006-212) FOR OFFICE CONDOMINIUMS AT 1508 EAST WARNER AVENUE - 1508 BROOKHOLLOW, LLC, APPLICANT -~ CIT ANAGER 6 RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 1 s' Reading ^ Ordinance on 2ntl Reading ^ Implementing Resolution ^ Set Public Hearing For CONTINUED TO FILE NUMBER Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) as conditioned. ZONING ADMINISTRATOR ACTION On June 27, 2007, the Zoning Administrator adopted a resolution approving Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) as conditioned to create two condominium units within a single building at the Brookhollow Office Park in the Specific Development No. 8 (SD-8) zoning district at 1508 East Warner Avenue. The Zoning Administrator amended Planning Division Condition No. 1 to exclude Public Works Agency conditions pertaining to off-site improvements on property not owned or controlled by the applicant (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. Jay M. Trevino ~~- Executive Director Planning & Building Agency BA:rb ba/reports200"1/tpm09-03 Brookhollow.cc 32A-1 REQUEST FOR Zoning Administrator Action ZONING ADMINISTRATOR MEETING DATE: JUNE 27, 2007 TITLE: PUBLIC HEARING - FILED SY 1508 BROOKHOLLOW, LLC FOR TENTATIVE PARCEL MAP NO. 2007-03 (COUNTY MAP NO. 2006-212) FOR OFFICE CONDOMINIUMS AT 1508 EAST WARNER AVENUE Prepared by Bill PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO Planning Manager RECOMMENDED ACTION Adopt a resolution approving Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) as conditioned. DISCUSSION Request of Applicant Barnet Resnick, representing 1508 Brookhollow, LLC is requesting approval of a tentative parcel map to create two condominium units within a single building at the Brookhollow Office Park. Property Description The subject site is located within the 34.7-acre Brookhollow Office Park that currently consists of 24 parcels and eight common area lots. There are 25 buildings within the office park encompassing 399,516 square feet. The office park is governed by Covenants, Conditions and Restrictions (CC&Rs) controlled by a Master Association. The property has a zoning designation of Specific Development No. 8 (SD-8) and a General Plan Designation of Professional and Administrative Office (PAO), which allows a Floor Area Ratio (FAR) of 0.50. The property is also designated by the General Plan as a Major Development Area. Surrounding land uses include industrial and commercial development to the north; commercial uses and the Costa Mesa (SR-55) Freeway to the south; office uses and the Costa Mesa (SR-55) Freeway to the east; and a Southern California Edison primary distribution station, industrial and hotel/motel uses across Grand Avenue to the west (Exhibits 1 and 2). EXHIBIT A 32A-2 Tentative Parcel Map No. 2007-03 June 27, 2007 Page 2 The subject site consists of one parcel within the office park totaling 1.30 acres. There is a single office building on the parcel totaling 17,855 square feet. Access to the site is from Brookhollow Drive, a private street that provides access to parcels within the Brookhollow Office Park. Project Descrivtion The applicant is proposing a tentative parcel map for condominium purposes that would subdivide the airspace within an existing office building into two condominium units (Exhibit 3). There is no subdivision proposed for the underlying parcel. Property outside the walls of the office building will consist of common area, landscaping, access and parking for the office condominiums. The project will be governed by the Master Association within the Brookhollow Office Park. A sub-association will be created, comprised of the owners of each of the condominium units and a separate entity to act as an arbitrator should there be a dispute between the owners of the two condominium units. Analysis of the Issues The map is being filed for condominium purposes, which will allow the air space within the single office building to be subdivided into two condominium units and sold to individual buyers. There were no major issues identified with the proposal or impacts to adjacent properties or the environment identified. Covenants, Conditions and Restrictions (CC&Rs) addressing site drainage, reciprocal access, landscaping, dispute resolution, maintenance, and utility easements will be recorded prior to approval of the final map. The recording of the final map is necessary before units can be sold within the office building. The subdivision is consistent with the City's General Plan and complies with the Subdivision Map Act and Chapters 34 and 41 of the Santa Ana Municipal Code. No variances are required for the proposed project. Based upon the above analysis and findings, staff recommends that the Zoning Administrator approve Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) as conditioned. 32A-3 Tentative Parcel Map No. 2007-03 June 27, 2007 Page 3 CEQA Compliance This project was reviewed in accordance California Environmental Quality Act. The further review pursuant to Section 15301. the division of commercial and industrial ownership, where no physical changes o Environmental Review No. 2006-128 will be 23,~.~c~ a.,~2~_ Bill Apple Associate Planner BA:jm ba/report s200]/tpm0]-03 erookhollow.za with the guidelines for the recommendation is exempt from This Class 1 exemption allows buildings into common interest ccur. Categorical Exemption filed for this project. ~ ~ - ~~_. Vince Frego o, AIC Senior Plan r 32A-4 JUUU Rl R1 Rs,..x REw ,~. R7 R7 M1 M1 SD-69 M1 SD-69 M1 R1 R7 ~ Rt ~ R1 , q1 R1 R1 SD-69 ° M1 ~@`c M1 Rt ~ R1 R1 R1 R1 R1 M1 M1 M1 M1 a M1 ~ b R7 R1 R7 ~ M..w~.~. ~ aR M1 ER AV CuY or Tustin R2 "`° R2 SD~-8!~,~'w uow o~°PF i~ yq u ~r \ N ll II • 4p R1 I ci e., R2 M1 M~ I ° SD 8~ ~ I M1 . . PROJECT SITE 'I l,~" '` R2~,,.. cl i cl R2 ~._ .:' \ ~ qZ \ - so '.-' R2. q2 ` 8 ri ~~ R2 PRO SD-12 _~r SD-8 M1 Rz ~ ->, M1 M7 ~i M1 ~~~P w _~ SD-63 iry M FQ M7 M1 Sri by M1 r rr / - I` SD-12 g6 M1 i I - - DYER RD. ---- M~ / ii C5 ~ II I I___ I r--' I I ~ '~> M1 M1 M2 M1 ~ ~ SD-6~ ~ P 'wo P M1 i M1 G P p M1 ' ~o~ At GENERAL AGRICULTURAL C-SM SOUTH MAIN STREET COMMERCIAL DISTRICT PD PLANNED DEVELOPMENT -B PARKING MODIFICATION -F FLOOR AREA RATIO PRD PLANNED RESIDENTIAL DEVELOPMENT C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER Po SINGLE-FAMILY RESIDENCE Ct-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT M1 LIGHT INDUSTRIAL R2 TWO-FAMILY RESIDENCE C2 GENEPALCOMMERCIAL M2 HEAW INDUSTRIAL R3 MULTIPLE-FAMILY RESIDENCE C3 CENTRAL BUSINESS MO MILITARY OPERATIONS Rd SUBURBAN APARTMENT C&A CENTRAL BUSINESS-ARTISTS'VILLAGE 0 OPEN SPACE RE RESIDENTIAL ESTATE Cd PLANNED SHOPPING CENTER -OZ OVERLAY ZONE SD SPECIFIC DEVELOPMENT CS ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIAL RESIDENTIAL PCD PLANNED COMMUNITY DEVELOPMENT _, PM 07-3 ~ 1508 BROOKHOLLOW, LLC ~ 1508 EAST WARNER AVENUE. - -=SDDPEET 1" = 1 D00 FEET ' P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP 3 FsXjiIBjT 1 W `~ INDUSTRIAL ~ 2 O F F I C E W w Q U BROOKHOLLOW _ DRIVE z o ~ `° ~ 4 ~ ' r ~KT y r ~ O x m yy~~y S ~RIk ~ 1~Y ~ '. m ~ ~ nw ~~~"'r ~Q ~ ~ ' vI ^# t ' ~q , ~ 2 s < Z ~'i, ~ O ti O W ~ ~~ Q OJ O F F I C E Q O F F I C E 5 ~G ~ Q y~ OFFICE O v Ov ~ ~ O e° m V A C A N T PM 07-3 ~a, 1508 BROOKHOLLOW, LLC - 1508 EAST WARNER AVENUE. P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 32A-6 ~~~Y 8 x ~~ [ e ~ ~~ ~ ~ ~ ~~ ~a~ e_ L ggg5 C €q d 3~$ ~~ee i; ~ ~k a a gFg~~ Ea ~ X 3 g°g~ A~g gC$~ g I ~§ $ Y Y ia~ 8 5 ~ ~ ~ x n q~4G ~~ 'i' g a 8~ 8&~ ~.°'9 €& yay a '~¢ ~ ~~ h C• P a 5~~~~ gt ~ p5 3a ~SSs q~9 a ~3~~ o5d~ ~ ~,: ~ k~ q n F~Y~h pEp9 Y Y a k~ ~8k b~ i~ ";e 4~ ee~~Y~ tFeq ~ r~r ~ ~o g ~ ~xya4 4~ $q n ~ e 8n~ ~ ~~~ ~,h 8 8 E pp pp y ~„ a he k ~Y ~~ 4~~`.~ o6~laE ~GeP yy~E ; $C~C g ~~;4 ~ gY a$ ~ 3 A ~ $St A bre ~ ~c~ e S 8i E~ d'~ ' 3 ~ ~.f~~ E ~ > '~ k@ $A b~ t~eee H p ~ E y b F~ pe ~p5 p} F rtr ~a nx___~ a~° y3 g:e ~'d t sky ~~ A es ~'E < ~ t2'6 o Ft' a r ~Aa Y4 ~~ pps~ ~.. ~b~k _~ 2~ ~ ~ ~Y E E•r~~' ~~> ~E q 3 65~ Fi ~ ~ s E 8 ~ d 1 °' ~ 88 ~&ica"rY $€s~'tp a g§ ~55x a i r ya ~ ri ~ ~ Mii ~'4e 4 ~ 5aY ~ ~ x ~ ~ ~ ~ 9 g k s 5 ^yyke_`g~~ ~"g' 8di ;! a'pp 2'@@ a~ h ~ 9,k~ ~~tr 4 $ ~ i:dE=8 l~~ia'e~ sYx ; ~ ~ e6dF 8i ~~ 4h ~ ~ Y~R Begqs ~ 3 ~ e~} ~ ~~~ I (~ B~ ~~` ~ p =' K .~~ a.E g ~ a b~fi ~ ~~Y k ~8 tz ~jd~ pal 1J'( w O O ., .i ~h9e mtiht a: GR Oi ~?~GM I,LLR7 t ~3E ! Y It~~a °~ Ry 3'p~.Y .: I:: , F 1 i R $ Y p y~~ ~ ~t ~. ~1 l '. Is 1G7 9^ gy ~ ~2f X11 ..a..- ~.:,_~ _ -r ^'I i ~ ~ I •~ ~<: ~s"i i~ ~:~ t ~ ~ I SZtQp2 \ ~ / P r . I ~ } / ~ ~ Q ~ a " // }' i i i , ~~_ ~ ~ / •~ ~ i I ~~ w v `.. ~ ~'~' ~~ ~~ ~ 1, i. \ ~ e I } J p p iy g \~ ~ '~"' ~° ~~~. vy ~,e; 3$, ~ ._~ ~ ~~ ~~~ _ .„ i ~ "~ -a dla1 i.,; r a. ~''.. ~ II r _ ~ ~ I I I ,I 1~ ~~ --~~ ~>r.~..,. ~ ~ ~ ~ F ~ I I ~ s+w roYOOrxv~vo _-~~ ~ elol _ --- -- .~~~ S LCP, 7/02/07 RESOLUTION NO. 2007-05 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO. 2007-03 (COUNTY PARCEL MAP NO. 2006-212) TO CREATE TWO OFFICE CONDOMINIUM UNITS AT 1508 EAST WARNER AVENUE BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. The applicant is requesting approval of a is requesting approval of Tentative Parcel Map No. 2007-03 (County Map No 2006-212) to create two office condominium units within a single building at 1508 East Warner Avenue. The subject site is located within the 34.7-acre Brookhollow Office Park that currently consists of 24 parcels and eight common area lots. There are 25 buildings within the office park encompassing 399,516 square feet. The subject site consists of one parcel within the office park totaling 1.30 acres. The applicant is proposing a tentative parcel map for condominium purposes that would subdivide the airspace within an existing office building into two condominium units. There is no subdivision proposed for the underlying parcel. Property outside the walls of the office building will consist of common area, landscaping, access and parking for the office condominiums. B. Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) came before the Zoning Administrator of the City of Santa Ana for a public hearing on June 27, 2007. C. Santa Ana Municipal Code Section 34-126 authorizes the Zoning Administrator to approve a tentative parcel map after making findings. 1. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision is consistent with the Professional Administrative Office (PAO) land use designation and all other elements of the General Plan and the provisions outlined in Chapter 34 for the subdivision of property. The project is located within the Specific Development No. 8 (SD- Resolution No. 2007-05 Page 1 of 4 32A-8 8) zoning district which is consistent with the General Plan designation of Professional Administrative Office for the Brookhollow Office Park. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes, as well as other applicable City ordinances. The proposed project, as conditioned, conforms to the provisions of the zoning code with respect to landscaping, setbacks, parking, lot size and frontage. No variances are required for the project. The subdivision is also in compliance with Chapter 34 of the Santa Ana Municipal Code and the State Subdivision Map Act which governs the subdivision of property in California. In addition, Covenants, Conditions and Restrictions (CC&Rs) addressing issues such as drainage, reciprocal access, landscaping and maintenance will be recorded prior to approval of the final map. 3. The project site is physically suitable for the type and intensity of the proposed project. The map is being filed for condominium purposes, which will allow the air space within a single office building to be subdivided into two separate condominium units and sold to individual buyers. The building on the project site is existing and was constructed in compliance with City development standards and the standards outlined in the California Building Code at the time of construction. There is no new construction proposed as part of this project; therefore, the site is suitable for subdivision for condominium purposes as proposed by the applicant. Any future development will comply with the provisions of the City's zoning code. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. The project site is located in an urbanized area. There are no known fish or wildlife populations, wetlands or unusual flora or fauna on or around the project site. Since the building on this site is existing and there is no further subdivision of the underlying parcel, the proposed subdivision for condominium purposes will not cause any substantial environmental damage or substantially and avoidably injure to fish and wildlife or their habitat. Resolution No. 2007-05 Page 2 of 4 32A-9 5. The design or improvements of the proposed project will not cause serious public health problems. The subdivision of this property for condominium purposes will not have any detrimental effects upon the general public. All improvements on the property currently exist and comply with City standards pertaining to sewer, water, utilities and infrastructure. This is an existing site with existing improvements which have not caused any previous public health problems. 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The subdivision will not conflict with easements necessary for public access, since public access is provided from Grand Avenue onto Brookhollow Drive and will not be changed as a result of this project. The project shares common driveway access with the property immediately to the South. Covenants, Conditions and Restrictions (CC&Rs) will be recorded for the project, as well as necessary ingress and egress easements and agreements to insure that public access to the site is maintained. D. In accordance with the California Environmental Quality Act (Title 14 of the California Code of Regulations, Section 15301), the project is exempt from further review. The Class 1 exemption allows the division of commercial and industrial buildings into common interest ownership, where no physical changes occur. Categorical Exemption Environmental Review No. 2006- 128 will be filed for this project. Section 2. The Zoning Administrator of the City of Santa Ana hereby, approves Tentative Parcel Map No. 2007-03. This decision is based upon the evidence submitted at the above said hearing, which includes but is not limited to: the Request for Zoning Administrator Action dated June 27, 2007 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 27s' day of June, 2007. Sergio Klotz Zoning Administrator Resolution No. 2007-OS Page 3 of 4 32A-10 APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Lorena C. Per3aloza Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No. 2007-05 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on June 27, 2007. Date: Clerk of the Zoning Administrator City of Santa Ana Resolution No. 2007-05 Page 4 of 4 32A-11 Conditions for Aaaroval for Tentative Parcel Maa No 2007-03 Should Tentative Parcel Map No. 2007-03 (County Map No. 2006-212) be approved, the project shall comply 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 ria or to exercising the rights conferred by this tentative parcel map. The applicant must remain in compliance with all conditions listed below throughout the life of the parcel map. Failure to comply with each and every condition may result in the revocation of the parcel map. A. Planning Division i . Comply with Development Review Committee comments, as aoplicable to the applicant, outlined in the letter dated September 12, 2006, and September 27, 2006, for Site Plan Review DP No. 2006-59, excluding Public aatea ~eatemoer li LUl)6 oertainina to off-site improvements. (Modred by the Zoning Administrator on June 27, 2007.) 1. Provide an exhibit showing all landscape areas for the project and showing the location and species of trees on the project site. The project, at minimum, shall retain the number of trees and amount of landscaping existing at the time of City approval. Landscape areas shall be maintained by the association and the landscape exhibit recorded as part of the CC&Rs for the project. The project, at minimum, shall retain the number of trees and amount of landscaping existing at the time of City approval. Landscape areas shall be maintained by the association and the landscape exhibit recorded as part of the CC&Rs for the project. 2. Each condominium unit created by this map shall have their own electrical meter, which shall be maintained within the building or condominium footprint and shall not be installed on the exterior of the building. All other utility meters must be screened from public view with landscaping or materials approved by the Planning Division. 3. Covenant, Conditions and Restrictions (CC&Rs) shall be created for the project and approved by the City prior to recording of the final map. The CC&Rs shall establish a master association for the project that will be responsible for the operation and maintenance of all common areas. The CC&Rs shall address issues pertaining to reciprocal access with the Exhibit A Page 1 of 2 32A-12 property to the south, site lighting, irrigation, landscaping, paving, fencing, parking, architecture, drainage, screening of roof mounted equipment, dispute resolution, easements to maintain fire department access, hydrants and fire protection equipment and restrictions pertaining to outdoor storage and equipment. 4. The project shall continue to function as an integrated development. No fences will be permitted in the common area or across drive aisles for the purpose of creating yard areas for individual condominium units. 5. All pot holes, raised paving and broken curbs within the boundaries of the map shall be repaired and parking areas slurry coated and restriped to City standards as part of a normal maintenance program. 6. Two copies of the recorded final parcel map and City approved CC&Rs shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 7. The tentative map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the design standards and specifications of the City of Santa Ana and at the requirements of the State Subdivision Map Act. 8. All development within the area of the map is subject to development and other applicable fees including permit fees in effect at the time of permit issuance. 9. All development within the area of the map is subject to all design and development standards in effect at the time of building permit issuance. Exhibit A Page 2 of 2 32A-13 32A-14