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HomeMy WebLinkAbout32A - TTM 2013-06 - 1030 S EUCLID STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: 16, 2013 TITLE: TENTATIVE TRACT MAP NO. 2013 -06 AND STREET NAMING NO, 2013 -01 TO ALLOW A 17 SINGLE FAMILY RESIDENTIAL LOT SUBDIVISION AT 1030 SOUTH EUCLID STREET — CITY VENTURES, INC., APPLICANT CITY MA GER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 1" Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For— CONTINUED TO FILE NUMBER Receive and file the staff report approving Tentative Tract Map No. 2013 -06 (County Map No. 17627) as conditioned and affirm the decision of the Planning Commission approving Street Naming No. 2013 -01. PLANNING COMMISSION ACTION On November 25, 2013, the Planning Commission adopted a resolution approving Tentative Tract Map No. 2013 -06 (County Map No. 17627) as conditioned and approved Street Naming No. 2013 -01 by a vote of 5:0 (Gartner and Crespo absent) to allow the development of 17- single family residences at 1030 South Euclid Street located in the Single Family Residential (R1) zoning district. The Planning Commission added a condition to create a `green screen' by use of landscaping to help screen the proposed 2 -story homes in the rear yards (Exhibit A). DISCUSSION In consideration of the development proposed and public testimony, the Planning Commission discussed the potential visual impact on the existing surrounding neighborhood with the introduction of two -story homes. As a result, the Planning Commission added a condition to provide appropriate landscaping to help screen the rear yards. As such, a condition was added requiring a landscape plan to be submitted prior to entering Building Division permit plan check. FISCAL IMPACT There is no fiscal impact associated with this action. M. Trevino Executive Director Planning & Building Agency SK:rb sk \reports \TTM 2013 -06.cc Exhibit A: Planning Commission Staff Rep 92A-1 32A -2 REQUEST FOR elaTff NOVEMBER 25, 2013 TITLE: PUBLIC HEARING — FILED BY KIM PRIJATEL, CITY VENTURES, INC. FOR TENTATIVE TRACT MAP NO. 2013-06 AND STREET NAMING NO. 2013-01 TO ALLOW A 17 SINGLE FAMILY RESIDENTIAL LOT SUBDIVISION AT 1030 SOUTH EUCLID STREET • a APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO 11 �.Sir1 1. Adopt a resolution approving Tentative Tract Map No. 2013 -06 (County Map No. 17627) as conditioned. 2. Adopt a resolution approving Street Naming No. 2013 -01. DISCUSSION Request of the Applicant Kim Prijatel of City Ventures, Inc. is requesting approval of a subdivision map to facilitate the development of 17 single family residences located at 1030 South Euclid Street. Tentative Tract Map No. 2013 -06 (County Map No. 17627) is a subdivision of property to create 17 single family lots and public streets, thus allowing the sale of residential properties. In addition to the requested subdivision, street naming is necessary for the extension of Maxine Street and the creation of the cul -de -sac, Crystal Lane. Property Description The project site is located between McFadden Avenue and Edinger Avenue along the west side of South Euclid Street with approximately 306 feet of street frontage and extending west to Maxine Street. The site is a generally standard shape, flat parcel with an area of approximately 3.3 acres or 143,748 square feet. The site is comprised of currently vacant properties, but was previously developed with residences and various accessory structures. The site is located within the Single Family Residence (R -1) zone and has a General Plan Land Use designation of Low Density Residential (LR) that allows single family residential development. The project site is surrounded by residential uses to the north, south, east and west (Exhibits 1, 2 and 3). EXHIBIT A 32A -3 Tentative Tract Map No. 2013 -06 Street Naming No, 2013 -01 November 25, 2013 Page 2 Project Description City Ventures is proposing to construct 17 two -story single family residential homes. The proposed subdivision will create lots providing a minimum of 50 feet of street frontage and 6,000 square foot lots. The project has been designed in compliance with the R-1 development requirements and Citywide Design Guidelines, as well as parking requirements for single family land uses. Each unit will have five bedrooms, three full bathrooms and an attached three -car garage. Access will be provided by connecting and extending the existing public streets, Crystal Lane and Maxine Street. The unit sizes will vary from 3,105 to 3,416 square feet. Each unit will have its own private rear yard. The architecture is described as French Country and Andalusian and provides a variety of exterior finishes including composition or barrel roofing tile, stucco, horizontal siding, brick, stone, wrought iron grills, wood shutters and decorative tile (Exhibits 4 through 7). In addition, the applicant has informed staff that the project will be designed to provide solar panels on each of the homes in the project. The use of solar panels assists in providing a sustainable and environmentally sensitive feature within the project. A condition has been added to address the solar panels. Euclid Project Summary Plan Type Units Proposed Percent of Project Square Footage Plan 1 - 5 bedrooms + bonus room 10 59% 3,105 s.f. Plan 2 - 5 bedrooms + bonus room and stud 7 41% 3,416 s.f. Total 17 100% n/a A tract map is proposed, since the properties will be offered for sale. In addition to the subdivision of the property to create developable sites, two streets will be extended to accommodate the development (Exhibit 8). The approval of the naming of the streets is also necessary as part of the development project. Proiect Background The subject property, as well as the surrounding area, had historically been agricultural. The surrounding neighborhoods were subdivided and developed beginning in 1960 until 1978. The proposed project encompasses approximately 3.3 acres of land. The properties contain several structures that will be demolished. The property is zoned R1, Single Family Residence, allowing the development proposed and therefore not subject to the Housing Opportunity Ordinance. 32A -4 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 3 General Plan and Zoning Analysis The General Plan land use designation for the site is Low Density residential (LR), which allows for single family development sites such as this residential development. Low Density residential areas are primarily single family residential areas with lots measuring a minimum of 6,000 square feet and 50 feet of street frontage with a maximum density of seven dwelling units per acre. Street connectivity is desirable within the neighborhood, allowing for a high degree of walkability 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, south, west and east. Zoning for the site is Single Family Residence (R -1). This zone allows for primarily single family residences and accessory garages. Appropriate single family structures are allowed by right maintaining compatibility with neighboring properties. The landscape is appropriate to a neighborhood, with shading street trees in parkway strips, and full -depth landscaped front yards separating buildings from sidewalks. Parking is in attached garages with driveways accommodating additional open parking spaces. The R -1 zone identifies development standards including height, building setbacks and parking. The following identifies the proposed project's compliance with these standards: R -1 Requirements Project Proposal Land Use: —....Single Family Single Family Height; 27 feet 24 -27 feet .Building Setbacks: Front _ 20 feet 20 -23 feet Side 5 feet 5 -14 feet Street Side 10 feet 10 feet Rear 20 feet 20 -45 feet Garage Parking: 2 -car garagelunit 3 -car ara a /unit Additional Parkin : 2.0 space/unit 2.0 space/unit Lot Coverage: 35% of Lot Maximum 30 -34% of Lot Based on the analysis, the project as proposed would be consistent with the R -1 zoning requirements, 32A -5 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 4 Subdivision Map Analysis A tract map is proposed to create 17 single family lots as well as accommodate the public streets and sidewalks. 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 wildlife 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 development of property with quality sustainable housing. Additionally, the project will further the Land Use Element's Goal 1, Promote a balance of land uses to address basic community needs; Policy 1.4, Support development of single - family residential lots on a minimum area of at least 6,000 square feet; Policy 1.9, Coordinate street and parkway designs that are attractive, functional and compatible with adjacent on -site development; Goal 2, Promote land uses which enhance the City's economic and fiscal viability; Policy 2.4, Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity; Goal 3, Preserve 32A -6 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 5 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, and Policy 5.5, Encourage development which is compatible with, and supportive of surrounding land uses. The project will also further the Housing Element, Goal 2, Provide a diversity of quality housing, affordable levels and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels and age groups to foster an inclusive community; Policy 2.4, Diversity of Housing Types. Facilitate and encourage a diversity and range in types, prices and sizes of housing, including single - family homes, apartments, town homes, mixed /multiuse housing, transit - oriented developments and live /work housing; Policy 2.5, Housing Design. Require excellence in the design of housing through the use of materials and colors, building treatments, landscaping, open space, parking and environmentally sensitive building and design practices. The project also furthers the Circulation Element, Goal 2, Provide design and construction that facilitates safe utilization of the City's transportation systems; Policy 2.1, Limit the number of driveways on arterial streets to reduce vehicular conflict and facilitate traffic flow; Goal 6, Protect local streets from through traffic to preserve neighborhood character; Policy 6.1, Implement street design features that discourage through traffic on residential streets. 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. 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. 2013 -09). The proposed site consists of approximately 17 single family residences within a 3.3. acre site on property zoned Single Family Residence (R -1). Each of the proposed lots will contain 50 feet of street frontage and a minimum of 6,000 square feet of lot area, meeting or exceeding the minimum required. Additionally, the density of the project is within the maximum allowed by the Low Density Residential (LR -7) General Plan designation. 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. The proposed project is within the anticipated land use, as well as, density outlined in the General Plan designation of Low Density Residential (LR -7). 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. 32A -7 Tentative Tract Map No. 2013 -06 Street Naming No, 2013 -01 November 25, 2013 Page 6 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 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. Street Naming Pursuant to Sections 33 -5 through 33 -8 of the Santa Ana Municipal Code (SAMC), the Planning Commission is the decision making body for the naming of public streets, subject to confirmation by the City Council. Further, the policy guidelines in the SAMC pertaining to the naming of public streets state that any street which is a continuation of, or approximately the continuation of, any existing street should be given the same name as the already existing street. The proposed public streets will both facilitate the proposed project as well as continue the existing public right -of -way pattern. Maxine Street currently ends at the western side of the project site. One of the new streets will connect the two ends of Maxine Street. The second street will create a new cul -de -sac off of the newly connected Maxine Street. This street is recommended to be named Crystal Lane as it is a continuation of the street pattern to the west. The new street name designations will not affect any existing properties outside of the project site. Finally, this request has been reviewed by both the Orange County Fire Authority and Santa Ana Police Department. Neither of these agencies have a concern with the proposed naming as it will not have any adverse effect on their ability to provide emergency response services. Approval of the new street name will benefit the community by continuing the street naming and pattern assisting in reducing confusion to the public. As a result, staff recommends approval of Street Naming No. 2013 -01. Public Notification The project site is located within the boundaries of the West Grove Valley and Riverview West Neighborhood Associations. Community outreach efforts were undertaken to obtain input from residents in the area and presentations were made to the neighborhood associations. In addition to the above outreach efforts, the presidents of the West Grove Valley and Riverview West 32A -8 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 7 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 and occupants 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 the California Environmental Quality Act (CEQA) the recommended action is exempt from further review per Section 15332. This class 32 exemption allows infill development provided they are consistent with the zoning and General Plan, do not have any noise or traffic impacts, and can be served by existing utilities. Class 32 consists of projects characterized as in -fill development meeting the conditions described in this section, a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e) The site can be adequately served by all required utilities and public services. The following findings support the determination of the class 32 exemption pursuant to the CEQA guidelines. a) The project is consistent with the applicable General Plan designation and all applicable General Plan policies, as well as with applicable zoning designation and regulations. The General Plan designation for the subject property is Low Density Residential (IR -7) which allow for lower density residential land uses, such as the proposed single family residences, on minimum 6,000 square foot lots. The allowable maximum development intensity is seven units per acre. The proposed project is below six units per acre, well within the maximum of the General Plan. Development in the Low Density designation is characterized primarily by projects similar to the proposed single - family development. 32A -9 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 8 In addition, the project furthers the following General Plan policies: Land Use Element's Policy 1.4, Support development of single - family residential lots on a minimum area of at least 6,000 square feet; Policy 1.9, Coordinate street and parkway designs that are attractive, functional and compatible with adjacent on -site development; Policy 2.4, Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity; Policy 3.1, Support development which provides a positive contribution to neighborhood character and identity; and Policy 5.5, Encourage development which is compatible with, and supportive of surrounding land uses. The project will assist towards addressing several of the Housing Element's objectives: Goal 2, Provide a diversity of quality housing, affordable levels and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels and age groups to foster an inclusive community; Policy 2.4, Diversity of Housing Types. Facilitate and encourage a diversity and range in types, prices and sizes of housing, including single - family homes, apartments, town homes, mixed /multiuse housing, transit - oriented developments and live /work housing; Policy 2.5, Housing Design. Require excellence in the design of housing through the use of materials and colors, building treatments, landscaping, open space, parking and environmentally sensitive building and design practices. The project also furthers the Circulation Element, Policy 2.1, Limit the number of driveways on arterial streets to reduce vehicular conflict and facilitate traffic flow; Policy 6.1, Implement street design features that discourage through traffic on residential streets. The zoning designation is Single Family Residence (R1), a corresponding zoning for those areas designated as Low Density Residential (LR -7). The project has been designed consistent with the R1 development requirements. Further, the project provides infill housing, increases the housing stock, and preserves the character and integrity of the surrounding residential neighborhoods. b) The proposed project is located within the incorporated boundaries of the City of Santa Ana, is 3.3 acre in size and properties within the immediate area include single - family residential, multi - family residential, commercial and churches. c) The project is not identified as habitat for endangered, rare or threatened species. There are no known fish or wildlife populations existing on the site. The site is currently unused and vacant. d) Approval of the project would not result in any significant affects relating to traffic, noise, air quality or water quality. Environmental Impact Report No. 1997 -01 (EIR 1997 -01) was certified and indicated that land use designations, including the Low Density Residential (LR -7), provides sufficient infrastructure for the anticipated development. Projects such as single 32A -10 Tentative Tract Map No. 2013 -06 Street Naming No. 2013 -01 November 25, 2013 Page 9 family residences developed on minimum 6,000 square foot lots are consistent with the LR -7 designation and the analysis of EIR 1997 -01. The project will be required to comply with the City's noise ordinance for any construction activities, as well as with all water quality management practices during and after construction. e) The site can be adequately served by all required utilities and public services. The developer will be required to construct all required utilities, pay all utility connection fees, provide new paving and sidewalks on Euclid Street, Maxine Street and Crystal Lane, construct the pedestrian access way to Euclid, and pay all applicable school fees. Categorical Exemption Environmental Review No, 2013 -31 will be filed for this project, Conclusion Based on the analysis and findings provided within this report, staff recommends that the Planning Commission adopt a resolution approving Tentative Tract Map No. 2013 -06 as conditioned and Street Naming No. 2013 -01 (Exhibits 9 and 10). 7/y L t S is Klotz, AICP Principal Planner SK:jm sk\reports\Itm2013- 06.112513, pc Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Floor Plans and Elevations Exhibit 6 — Landscape Plan Exhibit 7 — Walls and Fence Plan Exhibit 8 -- Tentative Tract Map No. 17627 Exhibit 9 — Findings of Fact Exhibit 10 — Conditions for Approval 32A -11 _ City F of Y 1 i cloy I Garden Y i of I t W es t.1 n tel Grove awne ICPLSA AM FIRST uL_ I -i I !I 11 _oww- Y ) 65 C21i $ei� !I ii __ a -. 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The proposed project, as conditioned, and its design and improvements are consistent with the Low Density Residential (LR -7) 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 Circulation, Land Use and Housing Elements, as it will further the goals and policies of the plan and not obstruct their attainment. Additionally, the project will further the Land Use Element's Goal 1, Promote a balance of land uses to address basic community needs; Policy 1.4, Support development of single - family residential lots on a minimum area of at least 6,000 square feet; Policy 1.9, Coordinate street and parkway designs that are attractive, functional and compatible with adjacent on -site development; Goal 2, Promote land uses which enhance the City's economic and fiscal viability; Policy 2.4, Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity; 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 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 will assist towards addressing several of the Housing Element's objectives: Goal 2, Provide a diversity of quality housing, affordable levels and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels and age groups to foster an inclusive community; Policy 2.4, Diversity of Housing Types. Facilitate and encourage a diversity and range in types, prices and sizes of housing, including single - family homes, apartments, town homes, mixed /multiuse housing, transit - oriented developments and live /work housing; Policy 2.5, Housing Design. Require excellence in the design of housing through the use of materials and colors, building treatments, landscaping, open space, parking and environmentally sensitive building and design practices. The project also furthers the Circulation Element, Goal 2, Provide design and construction that facilitates safe utilization of the City's transportation systems; Policy 2.1, Limit the number of driveways on arterial streets to reduce vehicular conflict and facilitate traffic flow; Goal 6, Protect local streets from through traffic to preserve neighborhood character; Policy 61, Implement street design features that discourage through traffic on residential streets. 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. EXHIBIT 9 32A -40 Tentative Tract Map No. 2013 -06 November 25, 2013 Page 2 of 3 B. 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, 2013 -09). C. The project site is physically suitable for the type and density of the proposed project. The proposed site consists of approximately 17 single family residences within a 3.3, acre site on property zoned Single Family Residence (R -1). Each of the proposed lots will contain 50 feet of street frontage and a minimum of 6,000 square feet of lot area, meeting or exceeding the minimum required. Additionally, the density of the project is within the maximum allowed by the Low Density Residential (LR -7) General Plan designation. 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. D. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidable injure fish or wild life or their habitat. The project site is located in an urbanized area and was previously developed with single - family dwellings, accessory agricultural structures. The proposed project is within the anticipated land use, as well as, density outlined in the General Plan designation of Low Density Residential (LR -7). 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. E. The design or improvements of the proposed project will not cause serious public health problems. The design or improvements of the proposed development health problems. The proposed project will comply with all Building Code, and all other applicable regulations intended residential use, there will be no hazardous material, noxious by the use. 32A -41 will not cause serious public applicable Title 24, California to safeguard the public. As a fumes or vibrations generated Tentative Tract Map No. 2013 -06 November 25, 2013 Page 3 of 3 F. 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. Approval of the tentative tract map 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. 32A -42 NOVEMBER 25, 2013 PAGE 1 OF 2 Conditions for Approval Tentative Tract Map No. 2013 -06 (County Map No. 17627) 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 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 tract map. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. A. Planning Division All proposed site improvements must conform to the Site Plan Review approval of DP No. 2013 -09. 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. The final tract map shall be recorded within one year of the date of approval of the tentative map by the City Council, 4. The final tract map shall be approved and recorded prior to issuance of building permits. 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. 6. Due to the technical expertise required to successfully execute a smooth stucco and 20/30 stucco finishes, the following condition shall apply: Prior to application of the building stucco finish, applicant shall prepare a sample wall section showing proposed smooth finish and an additional section showing a 20 -30 stucco finish. Final selection of the finish shall be reviewed and approved by staff. Prior to installation of windows, applicant shall prepare a sample window showing proposed window detail. Window Installation shall be reviewed and approved by staff. EXHIBIT 10 32A -43 NOVEMBER 25, 2013 PAGE 2 OF 2 8. 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. 9. Paving at each driveway shall match the proposed walkway paving finish. 10. 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. 11. Solar panels shall be provided for each of the 17 homes. The final design and application of the panels shall be subject to the review and approval by staff. 32A -44 ROH — 11/25/13 RESOLUTION NO. 2013 -29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING TENTATIVE TRACT MAP NO. 2013 -06 AS CONDITIONED AND APPROVING STREET NAMING NO. 2013 -01 TO ALLOW A SUBDIVISION FOR SEVENTEEN SINGLE FAMILY RESIDENTIAL LOTS AT 1030 SOUTH EUCLID STREET 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. The Applicant is requesting approval of a subdivision map to facilitate the development of seventeen single family residences located at 1030 South Euclid Street. Tentative Tract Map No. 2013 -06 (County Map No. 17627) is a subdivision of property to create seventeen single family lots and public streets, thus allowing the sale of residential properties. In addition to the requested subdivision, Street Naming No. 2013 -01 is necessary for the extension of Maxine Street and the creation of the cul -de -sac, Crystal Lane. B. Tentative Tract Map No. 2013 -06 (County Map No. 17627) and Street Naming No. 2013 -01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on November 25, 2013. C. For Tentative Tract Map No. 2013 -06, 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 District Center 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 Circulation, Land Use and Housing Elements, as it will further the goals and policies of the plan and not obstruct their attainment. Additionally, the project will further the Land Use Element's Goal 1, Promote a balance of land uses to address basic community needs; Policy 1.4, Support development of single - family residential lots on a minimum area of at least 6,000 square feet; Policy 1.9, Coordinate Resolution No. 2013 -29 Page 1 of 8 32A -45 street and parkway designs that are attractive, functional and compatible with adjacent on -site development; Goal 2, Promote land uses which enhance the City's economic and fiscal viability; Policy 2.4, Support pedestrian access between commercial uses and residential neighborhoods which are in close proximity; 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 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 will assist towards addressing several of the Housing Element's objectives: Goal 2, Provide a diversity of quality housing, affordable levels and living experiences that accommodate Santa Ana's residents and workforce of all household types, income levels and age groups to foster an inclusive community; Policy 2.4, Diversity of Housing Types. Facilitate and encourage a diversity and range in types, prices and sizes of housing, including single - family homes, apartments, town homes, mixed /multiuse housing, transit - oriented developments and live /work housing; Policy 2.5, Housing Design. Require excellence in the design of housing through the use of materials and colors, building treatments, landscaping, open space, parking and environmentally sensitive building and design practices. The project also furthers the Circulation Element, Goal 2, Provide design and construction that facilitates safe utilization of the City's transportation systems; Policy 2.1, Limit the number of driveways on arterial streets to reduce vehicular conflict and facilitate traffic flow; Goal 6, Protect local streets from through traffic to preserve neighborhood character; Policy 6.1, Implement street design features that discourage through traffic on residential streets. 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. Resolution No, 2013 -29 Page 2 of 8 32A -46 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. 2013 -09). 3. The project site is physically suitable for the type and density of the proposed project. The proposed site consists of approximately 17 single family residences within a 3.3 acre site on property zoned Single Family Residence (R -1). Each of the proposed lots will contain 50 feet of street frontage and a minimum of 6,000 square feet of lot area, meeting or exceeding the minimum required. Additionally, the density of the project is within the maximum allowed by the Low Density Residential (LR -7) General Plan designation. 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 single - family dwellings, accessory agricultural structures. The proposed project is within the anticipated land use, as well as, density outlined in the General Plan designation of Low Density Residential (LR -7). 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 -29 Page 3 of S 32A -47 W 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 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. Applicant has requested approval of Street Naming No. 2013 -01. 1. The policy guidelines in the Santa Ana Municipal Code pertaining to the naming of public streets state that any street which is a continuation of, or approximately the continuation of, any existing street should be given the same name as the already existing street. 2. The proposed public streets will both facilitate the proposed project as well as continue the existing public right -of -way pattern. Maxine Street currently ends at the western side of the project site. One of the new streets will connect the two ends of Maxine Street. The second street will create a new cul -de -sac off of the newly connected Maxine Street. This street will be named Crystal Lane as it is a continuation of the street pattern to the west. The new street name designations will not affect any existing properties outside of the project site. Finally, this name has been reviewed by both the Orange County Fire Authority and Santa Ana Police Department. Neither of these agencies have a concern with the naming as it will not have any adverse effect on their ability to provide emergency response services. 3. Approval of the new street name will benefit the community by continuing the street naming and pattern assisting in reducing confusion to the public. 32A -48 Resolution No. 2013 -29 Page 4 of 8 Section 2. In accordance with the California Environmental Quality Act the recommended action is exempt from further review per Section 15332. This class 32 exemption allows infill development provided they are consistent with the zoning and General Plan, do not have any noise or traffic impacts, and can be served by existing utilities. Categorical Exemption Environmental Review No. 2013 -31 will be filed for this project. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves: A. Tentative Tract Map No. 2013 -06 as conditioned in Exhibit "A" attached hereto and incorporated herein for the residential development located at 1030 South Euclid Street. B. Street Naming No. 2013 -01. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated November 25, 2013, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 25th day of November, 2013 by the following vote: AYES: Commissioners: Alderete, Bacerra, Mill, Nalle, Yrarrazaval (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Crespo, Gartner (2) ABSTENTIONS: Commissioners: None (0) Eric Alderete Chairman Resolution No. 2013 -29 Page 5 of 8 32A -49 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan 0. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2013 -29 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on November 25, 2013 . Date: Clerk of the Planning Commission City of Santa Ana 32A -50 Resolution No. 2013 -29 Page 6 of 8 Conditions for Approval for Tentative Tract Map No. 2013 -06 Tentative Tract Map No. 2013 -06 (County Map No. 17627) 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 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 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. 2013 -09. 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 final tract map shall be recorded within one year of the date of approval of the tentative map by the City Council. 4. The final tract map shall be approved and recorded prior to issuance of building permits. 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. All easements shall be recorded prior to or concurrent with the final map. 6. Due to the technical expertise required to successfully execute a smooth stucco and 20/30 stucco finishes, the following condition shall apply: Prior to application of the building stucco finish, applicant shall prepare a sample wall section showing proposed smooth finish and an additional section showing a 20 -30 stucco finish. Final selection of the finish shall be reviewed and approved by staff. 7. Prior to installation of windows, applicant shall prepare a sample window showing proposed window detail. Window Installation shall be reviewed and approved by staff. Resolution No. 2013 -29 Page 7 of 8 32A -51 NOVEMBER 25, 2013 PAGE 2OF2 8. 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. 9. Paving at each driveway shall match the proposed walkway paving finish. 10. 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. 11. Solar panels shall be provided for each of the 17 homes. The final design and application of the panels shall be subject to the review and approval by staff. 12. Prior to submittal into Building Division plan check submit for review and approval a landscape plan providing a landscape screen in the rear yard of each lot. (Added by Planning Commission on 11- 25 -13) Resolution No. 2013 -29 Page 8 of 8 32A -52