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HomeMy WebLinkAbout32C - TRACT MAP - 609 N GARFIELDREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JUNE 17, 2013 TITLE: TENTATIVE TRACT MAP NO. 2013-03 TO ALLOW A SUBDIVISION FOR CONDOMINIUM PURPOSES FOR A SEVEN-UNIT RESIDENTIAL DEVELOPMENT AT 609 NORTH GARFIELD STREET - BILL MCREYNOLDS, CITY VENTURES, INC., APPLICANT i i CI NAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ? As Recommended ? As Amended ? Ordinance on 1s` 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. 2013-03 (County Map No. 17499) as conditioned. PLANNING COMMISSION ACTION On May 28, 2013, the Planning Commission adopted a resolution approving Tentative Tract Map No. 2013-03 (County Map No. 17499) as conditioned by a vote of 6:0 (Yrarrazaval absent) to allow a subdivision map to facilitate the development of a seven-unit residential project located at 609 North Garfield Street located in the Transit Zone Code (SD84) zoning district. The Planning Commission added language to the conditions of approval to provide clarity as outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. 7?1 Jay . Trevino Executive Director Planning & Building Agency S K: rb sk\reports\TTM 2013-03.cc Exhibit: A. Planning Commission Staff Report 32C-1 32C-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MAY 28, 2013 TITLE: PUBLIC HEARING - FILED BY BILL MCREYNOLDS, CITY VENTURES, INC. FOR TENTATIVE TRACT MAP NO. 2013-03 TO ALLOW A SUBDIVISION FOR CONDOMINIUM PURPOSES FOR A SEVEN-UNIT RESIDENTIAL DEVELOPMENT AT 609 NORTH GARFIELD STREET Prepared by Sergio-Klotz PLANNING COMMISSION SECRETARY APPROVED ? As Recommended ? As Amended ? Set Public Hearing For DENIED ? Applicant's Request ? Staff Recommendation CONTINUED 'r0 Executive Dir for Planning Mana r RECOMMENDED ACTION Adopt a resolution approving Tentative Tract Map No. 2013-03 (County Map No. 17499) as conditioned. DISCUSSION Request of the Applicant Bill McReynolds of City Ventures, Inc. is requesting approval of a subdivision map to facilitate the development of a seven-unit residential project located at 609 North Garfield Street. Tentative Tract Map No. 2013-03 (County Map No. 17499) is a subdivision of property for condominium purposes, thus allowing the sale of residential units. Property Description The project site is located at the northeast corner of Garfield and Brown Streets. The site is rectangular in shape, flat parcel with an area of approximately 0.43 acre or 18,730 square feet. The site is vacant, but was previously developed with residences and various accessory structures that were demolished in 2003. The site is located within the Transit Zoning district (SD-84) and the Urban Neighborhood 2 (UN-2) designation and has a General Plan Land Use designation of Urban Neighborhood (UN) that allows residential development. The project site is surrounded by residential uses to the north, south and west. To the east are industrial uses (Exhibits 1 and 2). Project Description City Ventures is proposing to construct seven two-story residential units. The development project consists of two residential buildings containing five units and two units. Each building fronts on differing streets: the five-unit building along Garfield Street and the two-unit building along Brown Street. The project has been designed in compliance with the Transit Zoning Code and Citywide Design Standards, all units will be oriented towards the streets, with direct pedestrian access to the street. EXHIBIT A 32C-3 Tentative Tract Map No. 2013-03 May 28, 2013 Page 2 Each unit will have three bedrooms, two full bathrooms and a powder room, a detached two-car garage and laundry facilities. Access to the parking will be from an existing public alley to the east. The unit sixes will vary from 1,362 to 1,614 square feet. Each unit will have private open space located between the unit and garage. The project has been designed in a Mission Revival style that provides exterior finishes including smooth plaster, brick, tile and decorative wrought iron (Exhibits 3 through 6). A tract map for condominium purposes is proposed, since the units will be offered for sale. Common open space, driveways and common landscape will be held in common ownership, under the administration of a homeowners' association (HOA), while each unit and their corresponding private open space and garages will be held in individual ownership (Exhibit 7). P_rolect Background The proposed project is part of a larger development known as the Station District, which encompassed approximately six acres of land previously owned by the Santa Ana Redevelopment Agency (RDA). The properties were the subject of a disposition and development agreement approved in June of 2010 between the RDA and a development team which included Related California, Griffin Realty Corporation, and City Ventures. The Station District project is comprised of approximately 114 rental units and 24 for sale units. Related California recently completed construction of the rental component of the project which includes: Triada Court - a Mission Revival courtyard-style multi-family project with 74 units; Triada Gardens - a Contemporary Craftsman-style multi-family project with 25 units; and Triada Village - a collection of 10 historic single-family homes that were retained from the early-1900's neighborhood and rehabilitated to their former historic character. With the exception of two manager units, 80% of the units will be available to families meeting the criteria for Very Low income (approximately $46,500 per year for a family of four), and 20% of the units will be available to families meeting the criteria for Extremely Low income (approximately $27,900 per year for a family of four). The term of this affordability requirement is 55 years and the units help to fulfill the City's state-mandated requirement to provide for affordable housing. The City Ventures component of the project is comprised of 25 for-sale townhouses of which, five units will be offered to those meeting the criteria for Moderate income (approximately $ 100,900 per year for a family of four). These units will also contribute to the City's satisfaction of its affordable housing requirement. The Station District project also includes a number of public improvements, such as a new joint- use community center at Garfield School, neighborhood-serving retail within the Triada Court building, improvements to sewer and water systems, upgrades to street lighting fixtures and a public art component. 32C-4 Tentative Tract Map No. 2013-03 May 28, 2013 Page 3 General Plan and Zoning Analysis The General Plan land use designation for the site is Urban Neighborhood (UN), which allows for residential development sites such as this multi-family residential development. Urban Neighborhoods are primarily residential areas with pedestrian oriented commercial uses, schools and small parks. The Urban Neighborhood allows for a mix of residential uses and housing types, such as mid to low rise multiple family, townhouses and single family dwellings; with some opportunities for live-work, neighborhood serving retail and service, public spaces and use, and other amenities. Either vertical or horizontal integration of uses is permitted based on zoning standards, with an emphasis on tying together the uses with pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high degree of walkability, transit options, and other forms of transportation including pedestrian and bicycle travel. The project site is consistent with this General Plan land use designation. The site is surrounded by residential uses to the north, west and east; and a school to the south. Zoning for the site is the Transit Zoning Code, Specific Development District No. 84 (SD-84). This zone further designates this location as Urban Neighborhood 2 (UN2). This zone is applied to primarily residential areas intended to accommodate a variety of housing types, with some opportunities for live-work, neighborhood serving retail, and cafes. Appropriate building types include single dwellings, duplexes, triplexes and quadplexes, courtyard housing, rowhouses, and livework. In some areas, the more intense, hybrid court building type is allowed where additional intensity is warranted while maintaining compatibility with neighboring properties. The landscape is appropriate to a neighborhood, with shading street trees in parkway strips, and shallow-depth landscaped front yards separating buildings from sidewalks. Parking is in garages located away from street frontages. The Transit Zoning Code (TZC) further identifies development standards including building types, height, frontage types, building setbacks, open space and parking. The following identifies the proposed project's compliance with these standards: TZC Allowed (by right) Proiect Proposal Land Use: Multifamily Multifamily Building Type: Rowhouse Rowhouse Architectural Type: Mission Revival Mission Revival Height: U to 3-stories 2-stories Frontage Type: Front and/Porch Front and/Porch Building Setbacks: Front 10 feet 10 feet Side 5 feet 6.7 feet Street Side 10 feet 10 feet Rear 15 feet Not applicable Alley Rear 3 feet 3.3 feet Open Space: 15% of space allocated/unit _ Private yds. 15% Parkin Resident: 2 s aces/unit 2 spaces er unit Parkin Guest: 0.25 space/unit 0.25 s ace/unit Vehicular Access: Alley or side street Alley 32C-5 Tentative Tract Map No. 2013-03 May 28, 2013 Page 4 Based on the analysis, a multifamily residential project as proposed would be consistent with the Transit Zoning Code and the Urban Neighborhood 2 designation. Subdivision Map Analysis A tract map for condominium purposes is proposed to create for sale townhouses. Santa Ana Municipal Code Chapter 34 regulates subdivision of land consistent with the State of California's Subdivision Map Act. A subdivision map request may be granted when it can be shown that the following can be established: • That the proposed project is consistent with the General Plan and are otherwise consistent with all other Elements of the General Plan. • That the proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable city ordinances. • That the project site is physically suitable for the type and density of the proposed project. • That the design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wild life or their habitat. • That the design or improvements of the proposed project will not cause serious public health problems. • That the design or improvements of the proposed project will not conflict with easements acquired by the public at large for access through or use of property within the proposed project. If these findings can be made, then it is appropriate to grant the subdivision action. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the tentative tract map request, staff believes that the following findings of fact warrant approval of the tentative tract map. The project will be consistent with the purpose of the general plan Land Use and Housing Element, as it will further the goals and policies of the plan and not obstruct their attainment. The project will assist towards addressing several of the Housing Element's Objectives including initiating development of Agency-owned property with quality affordable sustainable housing and providing housing that works towards meeting the City's share of the Regional Housing Needs Assessment (RHNA). Additionally, the project will further Land Use Element's Goal 3, Preserve and improve the character and integrity of existing neighborhood; Policy 3.1, Support development which provides a positive contribution to neighborhood character and 32C-6 Tentative Tract Map No. 2013-03 May 28, 2013 Page 5 identity; Policy 3.5, Encourage new development and/or additions to existing development that is compatible in scale, and consistent with the architectural style and character of the neighborhood; and Policy 5.5, Encourage development which is compatible with, and supportive of surrounding land uses. The project provides infill housing, increases the housing stock, and preserves the character and integrity of the surrounding residential neighborhoods. The project is not located within any specific plan area of the city. The proposed project meets the letter and intent of the State of California Subdivision Map Act and conforms to Chapters 34 and 41 of the Santa Ana Municipal Code, which pertain to the subdivision, development standards for the site. Additionally, the project will conform to other applicable codes and city ordinances as identified during the Site Plan Review process (DP No. 2010-19). Covenants, Conditions and Restrictions (CC&Rs) are required for the project, which need to be approved by the City prior to the City Council approval of the final map. The proposed site consists of approximately 24,829 square feet within the Transit Zoning (SD- 84) and the Urban Neighborhood 2 (UN-2) zoning district. The site's lot frontage, which is 314.1 feet, exceeds the minimum required, providing ample street frontage for the project along Fifth and Porter Streets. Since the topography of the site is flat and its geometry is rectangular, the site has been determined to be physically suitable for a residential development at the proposed density since there are no physical constraints on the site to preclude development. The project site is located in an urbanized area and was previously developed with single family dwellings and accessory structures. Environmental Impact Report 2006-02 was adopted for the TZC in 2010. The EIR analyzed a future build-out scenario for development at the maximum allowable intensity allowed under the TZC. The proposed project is within the anticipated land use, as well as, density and intensity outlined in the EIR. Further, the EIR analysis found no evidence of endangered, rare or threatened species in the area. The project can be characterized as an infill development adequately served by all required utilities and public services. There are no known fish or wildlife populations existing on the site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. • The design or improvements of the proposed development will not cause serious public health problems. The proposed project will comply with all applicable Title 24, California Building Code, and all other applicable regulations intended to safeguard the public. As a residential use, there will be no hazardous material, noxious fumes or vibrations generated by the use. • Approval of the tentative tract map for condominium purposes for this project will not create conflicts with any easements necessary for the public access through the subject property, as there are none identified on the most current title report. The subdivision proposed is consistent with the City's General Plan and zoning requirements as well as other provisions of the State Subdivision Map Act. Conditions of approval are proposed to ensure orderly development and operation of the site. 32C-7 Tentative Tract Map No. 2013-03 May 28, 2013 Page 6 Public Notification The project site is located within the boundaries of the Lacy Neighborhood Association and in close proximity to the French Park Neighborhood Association. An extensive community outreach effort was undertaken to obtain input from resident and business stakeholders in the area dating back to 2010. Meetings were held with the Logan neighborhood, French Park neighborhood, Lacy neighborhood, at St. Joseph's Church, Santiago Lofts and with the business community. From that initial outreach process, a concept plan was developed which was presented to the community at two general meetings in January 2010 and several smaller meetings. The plan was then refined based on input received and further design and feasibility studies. In addition to the above outreach efforts, the presidents of the Lacy and French Park neighborhood associations were also notified by mail 10 days prior to this public hearing. Further, the site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to all property owners within 500 feet of the project site, as well as concerned citizens listed on the Permanent Notification List. At the time of this printing, no correspondence, either written or electronic, had been received from the neighborhood presidents or any members of the public. CEQA Compliance In accordance with Section 15177 of the California Environmental Quality Act (CEQA), the project is within the scope of the Environmental Impact Report (EIR) for the Transit Zoning Code (SD 84) certified June 7, 2010 (SCH 2006071100) and, as such, does not require additional environmental review subject to compliance with certain criteria. The following discussion will identify each criteria and provide the information necessary to find compliance. Section 15177: After a Master EIR has been prepared and certified, subsequent projects which the lead agency determines as being within the scope of the Master EIR will be subject to only limited environmental review. Environmental Impact Report No. 2006-02 (EIR No. 2006-02) was certified for the Transit Zoning Code in 2010. The proposed residential development project is within the scope of the EIR and the anticipated development occurring consistent with the Transit Zoning Code. Except as provided in subdivision (2) of this subdivision, neither a new environmental document nor the preparation of findings pursuant to section 15091 shall be required of a subsequent project when all the following requirements are met: o The lead agency for the subsequent project is the lead agency or any responsible agency identified in the Master EIR. 32C-8 Tentative Tract Map No. 2013-03 May 28, 2013 Page 7 The City of Santa Ana was identified in EIR No. 2006-02 as the lead agency. The City of Santa Ana is the lead agency for this environmental review project. o The lead agency for the subsequent project prepares an initial study on the proposal. The initial study shall analyze whether the subsequent project was described in the Master EIR and whether the subsequent project may cause any additional significant effect on the environment which was not previously examined in the Master EIR. The City of Santa Ana, as the lead agency, reviewed CEQA Appendix G: Environmental Checklist Form and finds that the development project as proposed is within the scope of the Master EIR. Further, that the development project proposed will not cause any additional significant effect on the environment which was not previously examined. The proposed project is within the allowable limits outlined within the Master EIR and the Transit Zoning Code. o The lead agency for the subsequent project determines, on the basis of written findings, that no additional significant environmental effect will result from the proposal, no new additional mitigation measures or alternatives may be required, and that the project is within the scope of the Master EIR. "Additional significant environmental effect" means any project-specific effect which was not addressed as a significant effect in the Master EIR. No additional significant environmental effect will result from the proposed development project and therefore no additional mitigation measures or alternatives are required. The proposed development project is within the scope of the Master EIR and the Transit Zoning Code. • Whether a subsequent project is within the scope of the Master EIR is a question of fact to be determined by the lead agency based upon a review of the initial study to determine whether there are additional significant effects or new additional mitigation measures or alternatives required for the subsequent project that are not already discussed in the Master EIR. The City of Santa Ana, as the lead agency, has prepared an initial study on the proposal and finds that the development project as proposed is within the scope of the Master EIR. Further, that the development project proposed will not cause any additional significant effect on the environment which was not previously examined. The proposed project is within the allowable limits outlined within the Master EIR and the Transit Zoning Code. • Prior to approval of the proposed subsequent project, the lead agency shall incorporate all feasible mitigation measures or feasible alternatives appropriate to the project as set forth in the Master EIR and provide notice in the manner required by Section 15087. All feasible mitigation measures have been incorporated including street improvements. Noticing of the subsequent action has been publicized in a newspaper, posted on the site and direct mailing notices to the owners and occupants within 500 feet of the subject property. 32C-9 Tentative Tract Map No. 2013-03 May 28, 2013 Page 8 • When the lead agency approves a project pursuant to this section, the lead agency shall file a notice in the manner required by Section 15075. A Notice of Determination as set forth in Section 15075 shall be filed for the project identifying the aforementioned findings. A Notice of Determination pursuant to Section 15075 for Environmental Review No. 2013-36 will be filed for this project.. _ Attachments: Exhibit 1 - Vicinity Map Exhibit 2 - Land Use Map Exhibit 3 - Site Plan Exhibit 4 - Floor Plan Exhibit 5 - Elevations and Materials Exhibit 6 - Landscape Plan Exhibit 7 - Tentative Tract Map No. 17499 32C-10 SK:jm skVepGr(sNttrn201 3 -03. pe SEVENTEENTH I m UN2 ?O UN2 Val ?? \ \? J IN a] 1?fl Vii[ I NL I? ?$ VN2 Oi D of UN2 UN2 UN2 f; OT Dr UNt UNt LC os Z ? or OS Di UN1 11 VNI f ] DI DI Or -1 UN1 VNt U is ( IIC UN1 UN1 COR CDR 1+r7f-1 t-11-'1 MST., FIRST ST. ® M 1 Overlay Zone ® M2 Overlay Zone a C> 1 C_J l Q r Z CDR + ? ® C? CDR t t` ff-1 f At GDUALAa4aX7U1KQ CR CCMMOWIFESDBJRAI. R1 9NGiEFAtA1LYFE9DenM •B FAR"MOOIRCA7ICN OC GO'VOME TaNTE„ Rt TAMNLYFESDeKE M1 OCMMUrMALSOMMAIN M7 LKWINDUSIRAL R, MLU6lEOB4 MLL71FlE Cl ODAIMUNRYOOMMMAL M2 WAVeINDUSIRAL FAMILYFESOMCE Cl-M1i0 00MM.0CMMUMUML3WDfSIRCr MO MUTAWCFEFAT104 R1 SALRBANAFAAIMENTS C2 C L0CIL1MUi7AL 0 OFM SAM FE FMDBdM "TE C3 COMALHANE S P FRXESSCNAL SD MHCDELa0PMUQr C3•A C8lIWlLB,1 MWAABSMUACE FCD RAMWOO 1ML417YoemoPMENr S' MOCFLAN N RANhWSi0FF1NCi0NM no F7A18JB Rsoff'n1AL0&aOFMU1r C5 ARIUiALOCFNAHM TENTATIVE TRACT MAP 2013-03 A COUNTY MAP NO. 17499 609 NORTH GARFIELD STREET - - =WO FEET ,• _ ,ooo F?F 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 EXHIBIT 1 VICINITY MAP 32C-11 ?o. e-4 p. G AN s A G ? • S o IF M??y v i MUTLI- 9 0 - FAMILY < .? RESIDENTIAL O { MUTLI- FAMILY RESIDENTIAL L ? y ?? S MUTLI- A PL FAMILY -p VAC. RESIDENTIAL 1 s O INDUST. INDUST. TENTATIVE TRACT MAP 2013-03 COUNTY MAP NO. 17499 A 609 NORTH GARFIELD STREET 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 32C-12 o a ton o 9w s ? V? ? 5 ? w d m ^? ? ? V S?, ? z z w x sa w °' a a 9 cdig $R ? ?. d m m d 2 Z v a U G?j_ D ai N °° d? ai ° b C% Y: .d- N ad R Q ? Q? Q M f N N d & z Q° z 0 V p a C a d p N O °Bi m 8 v O = 95 a (y5u ?j y?? yu p Q z g `1 9l yy `j x d V w d Z z ; c O °K r5 o a 0 o ?& Q? LLI i s? ?i z 5$ Z t Z y y c y 6 p `? Q $! W cn Q C '1S NM0H8 U w '" i L A S b' II ? ? ? k r ?-- N - -? ... .. J - ._ - e LL Q I, ?, O LU cn ? a a c , b T b ! 0 -------------------------------- ---------------- BUR i IT I ----------------------------------- z. , ------------------------------- l L` i ca ; a -? M s N i i j rut _ t leg xx II . ---------- ?= -- ------- ------------------------ .........---- EXHIBIT 4 P1 214 q ) _ Q U :? a v a F- Z 3a Y 8g m x R ? d m Ui c m t ? QI z I c? h J ? C R I t -°-------i R i ----------i 8 '---------i P3e2 G-15 1?0 vNi? L L L L F C t z a? -A+ 4 - t? 4 's i +r` f ?n ZI o) {` a f t ?+ L LL t y3 11Y• l• (? r fp f ., 88Efi £d ?? o, ?? ? 3k eg _111N rJ (_)r>O11) ®( ®c ?U00O C)C ?x??xs) 1 i° ram#_ Y' . T ?:is R N ,. 9 Ij 1 e-? Vol ^UQ 5..5 -Q 3<qs O Q ? Y 1 1 x?F t o ® "`1• ` -oD S y, LL. W _ Cn 1 f MM •V ?e 4 Y f i Z ? Yi i 1 F ?, T J A z 0 2U JZ Q- 2 JH f~ NV E' Qi JU Jc 3< 2 o(.C o 0 yU Page 2 of 2 32C-17 a!o O Y U m i N 1 z? O UO QU w W? O? U w O co 0 _O O N U. °n c Q 4 1 Z Z Q? O (?? w >cc cyz< o g Z jJ t n N J ?Z Q Z ? U z J Q 3 a N CY) s!' J1t I j„ 1 N wf . vS 6 n d w ?i k k f ? k s EXHIBIT 6 32C-18 1? S c a.o U? ,a a N 3 ? C3 J t ? h ? Q Q? c 0 V ? V) P. I P Y s gg ?pp 44 p b ?!; , 1 1 I I I ?? d I :2re171 ul: its II ????II 11 " I iL--_ ?Ydn yr rx2n m•W f; ?•1 rr 'L P' © L R ??•. j I1 1 I bWH11'/YKl ? , , f j r Q < `t L-A k-15 I...., I I `tll . r r j Z F.. `?c7 p !# ?? c IL Illy O ?=o 0 0 0?' ?? ? i O ? Jj O y'10?2_• lfou 4 tl b vi 13336 Q I i? R• D r ? K s ??rrrrrrII ?T? tl ?I' av AV ?e -- qq R _ ?pS Is ?pq p ?? ? ? 1tt' S b? bb ?E ?b R ? ? a IO P1i? 1? t x II 6 A ? a R j? 111b, 9 Val 1 1.11 Y ob Ya? ?ww+r Ir.•rr3 ?__ __O _ t; ? ! A d 32CE11fIT 7 ROH - 05/28/13 RESOLUTION NO. 2013-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2013-03 AS CONDITIONED FOR THE PROPERTY LOCATED AT 609 NORTH GARFIELD STREET (COUNTY MAP NO. 17499) 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. 2013-03 (County Map No. 17499) to facilitate the development of a seven-unit residential condominium project located at 609 North Garfield Street. B. Tentative Tract Map No. 2013-03 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 28, 2013. C. For Tentative Tract Map N. 2013-03, 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 Medium Density Residential designation on the General Plan and are otherwise consistent with all other elements of the General Plan. The project will be consistent with the purpose of the general plan Land Use and Housing Element, as it will further the goals and policies of the plan and not obstruct their attainment. The project will assist towards addressing several of the Housing Element's Objectives including initiating development of Agency-owned property with quality affordable sustainable housing and providing housing that works towards meeting the City's share of the Regional Housing Needs Assessment (RHNA). Additionally, the project will further Land Use Element's Goal 3, Preserve and improve the character and integrity of existing neighborhood; Policy 3.1, Support development which provides a positive contribution to neighborhood character and identity; Policy 3.5, Encourage new development and/or additions to existing development that is compatible in scale, and Resolution No. 2013-08 Page 1 of 6 32C-20 consistent with the architectural style and character of the neighborhood; and Policy 5.5, Encourage development which is compatible with, and supportive of surrounding land uses. Further, the project provides infill housing, increases the housing stock, and preserves the character and integrity of the surrounding residential neighborhoods. The 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. The proposed project meets the letter and intent of the State of California Subdivision Map Act and conforms to Chapters 34 and 41 of the Santa Ana Municipal Code, which pertain to the subdivision, development standards for the site. Additionally, the project will conform to other applicable codes and city ordinances as identified during the Site Plan Review process (DP No. 2010-19). Covenants, Conditions and Restrictions (CC&Rs) are required for the project, which need to be approved by the City prior to the 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 consists of approximately 18,730 within the Transit Zoning (SD-84) and the Urban Neighborhood 2 (UN-2) zoning district. The site's lot frontage, which is over 250 feet, exceeds the minimum required, providing ample street frontage for the project along Garfield and Brown Streets. Since the topography of the site is flat and its geometry is rectangular, the site has been determined to be physically suitable for a residential development at the proposed density since 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 avoidably injure fish or wildlife or their habitat. The project site is located in an urbanized area and was previously developed with a single family dwellings and accessory structures. The project can be characterized as an infill development adequately served by all required utilities and public services. There are no known fish or wildlife populations existing on the site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. Resolution No. 2013-08 Page 2 of 6 32C-21 5. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed development will not cause serious public health problems. The proposed project will comply with all applicable Title 24, California Building Code, and all other applicable regulations intended to safeguard the public. As a residential use, there will be no hazardous material, noxious fumes or vibrations generated by the use. 6. 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 the tentative tract map for condominium purposes for this project will not create conflicts with any easements necessary for the public access through the subject property, as there are none identified on the most current title report. D. In accordance with Section 15177 of the California Environmental Quality Act (CEQA), the project is within the scope of the Environmental Impact Report (EIR) for the Transit Zoning Code (SD 84) certified June 7, 2010 (SCH 2006071100) and, as such, does not require additional environmental review subject to compliance with certain criteria. The discussion in the staff report identifies each criterion and provides the information necessary to find compliance. Accordingly, a Notice of Determination pursuant to Section 15075 for Environmental Review No. 2013-36 will be filed for this project. Section 2. The Planning Commission, after conducting the public hearing, hereby approves Tentative Tract Map No. 2013-03 (County Map No. 17499) 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 May 28, 2013, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 28th day of May, 2013 by the following vote: AYES: Commissioners: Alderete, Bacerra, Crespo, Gartner, Mill, Nalle (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Yrarrazaval (1) ABSTENTIONS: Commissioners: None (0) Resolution No. 2013-08 Page 3 of 6 32C-22 Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2013-08 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 28, 2013 . Date: Secretary of the Planning Commission City of Santa Ana Resolution No. 2013-08 Page 4 of 6 32C-23 CONDITIONS OF APPROVAL FOR TENTATIVE TRACT MAP NO. 2013-03 (COUNTY MAP NO. 17499) Tentative Tract Map No. 2013-03 (County Map No. 17499) 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 Title 24, California 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 tract map. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2010-19. 2. The Tentative Tract Map, Final Map, and all improvements required of the subdivider shall be in accordance with the design standards and specifications of the Santa Ana Municipal Code and the requirements of the State Subdivision Map Act. 3. The covenants, conditions, and restrictions (CC&Rs) shall be reviewed and approved by the Planning Division (Added by the Planning Commission, May 28, 2013) prior to approval of the final tract map, and shall be recorded prior to the issuance of building permits. 4. The final tract map shall be recorded within one year of the date of approval of the tentative map by the City Council. 5. The final tract map shall be approved and recorded prior to issuance of building permits. 6. 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. All easements shall be recorded prior to or concurrent with the final map. 7. Due to the technical expertise required to successfully execute a true Humpy Bumpy finish, the following condition shall apply: Prior to application of the building stucco finish, applicant shall prepare a sample wall section showing proposed Humpy Bumpy browncoat 16/20 finish with 3/8" variation 32C-24 MAY 28, 2013 PAGE 2OF2 and an additional section showing a 20-30 sand finish. Final selection of the finish shall be reviewed and approved by staff. 8. Prior to installation of windows, applicant shall prepare a sample window showing proposed window detail. Window installation shall be reviewed and approved by staff. 9. Provide details of the mailbox or "gang box" to be installed. Such box shall be enclosed in a decorative pedestal to match architecturally with the proposed buildings. 10. Paving at driveway entrance and garage aprons shall match the proposed walkway paving of colored concrete, medium acid washed finish. 11. All utility meters and boxes shall be placed in vaults below grade. Any above grade meter and/or box shall be reviewed by the Planning Division Manager to ensure all options have been reviewed. 12. Common area improvements shall be installed, inspected, and approved prior to the utility release of the first unit. 32C-25 32C-26