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HomeMy WebLinkAbout32A - TENTATIVE TRACT MAP 1945 E SEVENTEENTH STREETREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: FEBRUARY 2, 2009 TITLE: TENTATIVE TRACT MAP NO. 2008-05 (COUNTY MAP NO. 17257) TO SUBDIVIDE THE SECOND FLOOR OF THE BUILDING LOCATED AT 1945 EAST SEVENTEENTH STREET INTO 17 MEDICAL OFFICE CONDOMINIUMS - RED MOUNTAIN RETAIL GROUP, APPLICANT ;' ,~~ J~ f~ ~~~ CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 15' Reading ^ Ordinance on 2"d Reading ^ Implementing Resolution ^ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Tentative Tract Map No. 2008- 05 (County Map No. 17257) as conditioned. PLANNING COMMISSION ACTION On January 12, 2009, the Planning Commission adopted a resolution approving Tentative Tract Map No. 2008-05 (County Map No. 17257) as conditioned by a vote of 7:0 to subdivide the second floor of the building into 17 medical office condominiums at 1945 East Seventeenth Street in the Arterial Commercial (C-5) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. '~ t~-~ J~~1. Trevino Executive Director Planning & Building Agency MF:rb mf\reports\Tentative Tract Maps\ttm08-OS Homeplace Medical Office Condos.cc 32A-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JANUARY 12, 2009 TITLE: PUBLIC HEARING - FILED BY RED MOUNTAIN RETAIL GROUP FOR TENTATIVE TRACT MAP NO. 2008-05 TO SUBDIVIDE THE SECOND FLOOR OF THE BUILDING LOCATED AT 1945 EAST SEVENTEENTH STREET INTO 17 MEDICAL OFFICE CONDOMINIUMS Prepared by Matt Foulkes /~-~- re RECOMMENDED ACTION Adopt a resolution conditioned. DISCUSSION Request of Applicant Red Mountain Retail No. 2008-05 (County building located at condominiums. Property Description PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO ~ _~ lanni Manager approving Tentative Tract Map No. 2008-05 as Group is requesting approval of Tentative Tract Map Map No. 17257) to subdivide the second floor of the 1945 East Seventeenth Street into 17 medical office The subject property is located within the Arterial Commercial (C-5) zoning district and has a General Plan land use designation of General Commercial (GC). Surrounding land uses include residential to the north and a mixture of office and commercial to the south, east and west (Exhibits 1 and 2). The subject development is a 9.5 acre parcel of land located on the north side of Seventeenth Street between Sherry Lane and Old Tustin Avenue. The development is divided into four parcels which are currently developed with an 8,000 square foot multi-tenant commercial building, a 3,000 square foot Carl's Jr. restaurant and an Orchard Supply Hardware (OSH) store that consists of approximately 54,000 square feet. The medical office condominiums will be occupying the second floor of a 57,000 square foot, two-story commercial building that is currently under construction on the northwest portion of the development. EXHIBIT A 32A-2 Tentative Tract Map No. 2008-05 January 12, 2009 Page 2 Project Description A tentative tract map is requested by Red Mountain Realty in order to subdivide the second floor of'a two-story commercial building into 17 medical office condominium unit. This subdivision will allow these units to be sold individually rather than leased. The units will range in size from approximately 1,500 square feet to 2,600 square feet and will make up the entire second floor of the building. The first floor will remain for lease as commercial tenant spaces. No specific tenants have been identified for these second floor units; however, there is adequate parking on-site to support either medical or general administrative office (Exhibits 3, 4 and 5). There are 687 parking spaces provided on site while 683 are required based on the current occupancies of the buildings and the assumption that the entire second floor of the building at 1945 East Seventeenth Street will be used for medical office. Additionally, landscaping has been provided on the site in excess of the requirements from the Municipal Code. This landscaping includes landscape fingers in the parking lot as well as a landscape buffer along the north and east property lines. The subject site received entitlements to construct several retail and restaurant buildings on the property in 1997. The construction of this project was proposed in two phases, with the OSH building and the Carl's Jr. restaurant being built in the first phase and two additional buildings to be built in the second phase. In 2006, the property owner submitted a plan for the second phase of development which consisted of a two-story building with the first floor occupied by restaurant uses and the second story with medical offices. With the various entitlements that were received in 1997 already acted upon, the requirements applicable to this submittal were that the project remains in compliance with the original conditions of approval and that the new buildings go through the site plan review process. Site plan review is an administrative process by which plans are submitted to all City agencies for review and comment. Site plan review for the revised plan was completed in 2006 and building permits were issued for the new buildings in April of 2008. 32A-3 Tentative Tract Map No. 2008-05 January 12, 2009 Page 3 Analysis of the Issues The tentative tract map is necessary to subdivide the second floor of the newly constructed commercial building into 17 medical office condominium units. The proposed subdivision is in conformance with the City's zoning and subdivision regulations as well as the provisions outlined in the State of California Subdivision Map Act. The proposed project meets all provisions of the zoning code, including landscaping, setbacks, parking, lot size and frontage. Covenants, Conditions and Restrictions (CC&Rs) are required for the project to maintain an owner's association and ensure the site functions as an integrated development. These CC&Rs must be approved by the City prior to the recordation of the final map.- Additional considerations such as signage and separate metering have also been addressed through the review and approval of a sign program for the development and the appropriate location and screening of gas, water and electric meters. The proposed subdivision is consistent with the General Commercial land use designation and all other elements of the General Plan. The approval of this subdivision will improve the economic viability of the site by further diversifying the number and type of business in the development. This directly supports Policy 2.3 of the Economic Element of the General Plan which encourages the development of mutually beneficial and supportive business clusters within the community. As a result, staff recommends approval of Tentative Tract Map No. 2008-05 (County Map 17257) as conditioned. CEQA Compliance In accordance with the California Environmental Quality Act, the proposed project is Categorically Exempt per Section 15301. This Class 1 exemption allows for the subdivision of existing commercial buildings where no physical changes occur. Environmental Review No. 2008-182 will be filed for this project. Matt Foulkes Assistant Planner I MF jm mf\reports\Tentative Tract Maps\ttm08-OS Homeplace Medical Office Condos.pc ti Vince Fre AICP Principal Planner 32A-4 A7 GENERALAGRICULTURAL -B PARKING MODIFICATION C7 COMMUNITY COMMERCIAL Ct-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE C4 PLANNED SHOPPING CENTER CS ARTERIAL COMMERCIAL CR COMMERCIAL RESIDENTIAL C-SM SOUTH MAIN STREET COMMERCIAL DISTRICT -F FLOOR AREA RATIO GC GOVERNMENT CENTER M1 LIGHT INDUSTRIAL M2 HEAVY INDUSTRIAL MO MILITARY OPERATIONS O OPEN SPACE -OZ OVERLAY ZONE P PROFESSIONAL PCD PLANNED COMMUNITY DEVELOPMENT PD PLANNED DEVELOPMENT PRD PLANNED RESIDENTIAL DEVELOPMENT R1 SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE R3 MULTIPLE-FAMILY RESIDENCE R4 SUBURBAN APARTMENT RE RESIDENTIAL ESTATE SD SPECIFIC DEVELOPMENT SP SPECIFIC PLAN TTM 08-5 ~ RED MOUNTAIN RETAIL GROUP ~~~""~~ 1945 EAST SEVENTEENTH STREET ~ - - =500 FEET 1" = 1000 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~'-~' W vi vi SINGLE FAMILY RESIDENTIAL ~ ~ W W ~ W > UI ~ ~ fA W w J ~ ~ PLUMWOOD LN. 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L,. 61_ ~ y ~.~, n N ~ J LL Z 4 ~ m ~ p ~ m Z ~ F ~ ~1' Z O ~ p b ~q ~ j ;~ 3 w z0 eh ~ o _ a ~ r ~ U o~ ~ ~~ M y ~ ~ ~ O ,[ y Z ~ ~ ~ ~' ~ - M W // ~ ~y ~ ~ r ~ 4S = H ~ ~"' ~ ^ O '^ ~ ~ ~Q X cn = z > z > a ~ a c~ W F- ' ~ ~ F_ ~ w Z ~ W ° n Z ~ w •- Z ,.. M W -'~ o O > W ~ ~ 1. f M II p ~ , _~z~ Z O ui ~ M w U ~ _ i 6, r [ m V ~ c I.., M ~ O in ~ ~ Z n~ ~ Z 7 - ;;' 3' m i\ ~ M ~' _ _ ] 777 L ~ F w P '' ~ ~ ~ ~ ~ ~~ n F a~ ~ z ~ ~ o ~{ M U] ~~~8~ s KO - 1 /8/09 RESOLUTION NO. 2009-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2008-05 AS CONDITIONED TO SUBDIVIDE THE SECOND FLOOR OF THE PROPERTY LOCATED AT 1945 EAST SEVENTEENTH STREET INTO 17 MEDICAL OFFICE CONDOMINIUMS (COUNTY MAP NO. 17257) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Tentative Tract Map No. 2008-05 (County Map No. 17257) to subdivide the second floor of the property located at 1945 East Seventeenth Street into 17 medical office condominiums. B. Tentative Tract Map No. 2008-05, came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on January 12, 2009. C. For Tentative Tract Map No. 2008-05, the Planning Commission of the City of Santa Ana determines that the following findings have been established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the General Commercial (GC) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan and applicable Specific Plans. The proposed subdivision is consistent with the General Commercial land use designation and all other elements of the General Plan. Policy 5.4 of the Land Use Element supports land uses which are consistent with the land use plan of the Land Use Element. This project is not located within any specific plan area of the City. 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 No. 2009-03 32A-1 ~ Page 1 of 6 The proposed project, as conditioned, conforms to all provisions of the zoning code, including landscaping, setbacks, parking, lot size and street frontage. No variances are required for this project. Existing infrastructure in the area is adequate to service the project. Covenants, Conditions and Restrictions (CC&Rs) are required for the project and needs to be approved by the City prior to City Council approval of the final map. 3. The project site is physically suitable for the type and density of the proposed project. The proposed site is physically suitable for the medical office and commercial building that has been constructed as subdivisions for condominium purposes do not affect the conformance of the building or the site. The 57,000 square foot building results in a floor area ratio (FAR) of .34 which is below the maximum (FAR) for the General Commercial (GC) General Plan land use designation. Additionally, the building is located on a previously developed site already containing other commercial and office buildings. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wildlife of their habitat. The project site is located in an urbanized area, with no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision will not have any detrimental effects upon the general public. The project will incorporate sewer, water and other necessary infrastructure improvements as conditioned in Development Project Review No. 2008-66. 6. The design or improvements of the proposed project will not cause conflict with easements acquired by the public at large for access through or use of property within the proposed project. Resolution No. 2009-03 3 2A-11 Page 2 of 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 since public access will be provided from Seventeenth Street. Seventeenth Street is an arterial street that was constructed according to City specifications. D. In accordance with the California Environmental Quality Act, the proposed project is Categorically Exempt per Section 15301. This Class 1 exemption allows for the subdivision of existing commercial buildings where no physical changes occur. Environmental Review No. 2008-182 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Tentative Tract Map No. Tentative Tract Map No. 2008-05 (County Map No. 17257) as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the evidence submitted at the above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated January 12, 2009 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 12th day of January, 2009 by the following vote: AYES: Commissioners: Alderete, Betancourt, Gartner, Leo, Mill, Turner, Yrarrazaval (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Christopher Leo Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney Resolution No. 2009-03 32A-12 Page 3 of 6 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2009-03 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on January 12, 2009. Date: Planning Commission Secretary City of Santa Ana Resolution No. 2009-03 3 2A-13 Page 4 of 6 CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP N0.2008-05 (County Map No. 17257) Tentative Tract Map No. 2008-05 (County Map No. 17257) 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 California Standards Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or 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. Planning Division 1. Conditions, Covenants and Restrictions (CC&Rs) are required prior to final map approval addressing operational standards, common area maintenance, drainage, architecture, parking and circulation. The CC&Rs shall be recorded with the final map. 2. Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 3. The tentative tract map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements, design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 4. After project occupancy, landscaping is to be maintained in accordance with the landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. 5. All mechanical equipment, including gas, electric and water meters shall be appropriately screened from view from the street. 6. No exterior signage shall be permitted for second floor tenants. Exhibit A Resolution No. 2009-03 32A-14 Page 5 of 6 PROOF OF SERVICE (C.C.P. SECTION 1013(a), 2015.5) STATE OF CALIFORNIA. COUNTY OF ORANGE I am employed in the aforesaid county; I am over the age of eighteen and not a party to the within action; my business address is 20 Civic Center Plaza, Ross Annex Second Floor, Santa Ana, California 92701. I served the foreggoing document described as: Resolution No. 2009-03 (Tentative Tract Map No. 2008-05 in this action by p acing a rue copy ereof enc-lose3in sea a enve opes a ressed as follows: Eric Nelson HPSC II, LLC 1234 East Seventeenth Street Santa Ana, CA 92701 [ ] I caused to be delivered by courier, such envelope by hand to the office of the addressee(s). [X] BY MAIL I am readily familiar with my employer's practice of collection and processing correspondence for mailing. Under that practice it would be deposited with U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana, California in the ordinary course of business. I am aware that on motion of the party served, service is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit. [ ]The document was transmitted by facsimile transmission and was reported as complete and without error. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on [date] at Santa Ana, California. MARTHA RAM I REZ Resolution No. 2009-03 32A-15 Page 6 of 6 32A-16